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Full text of "ICC IPMC (2012): International Property Maintenance Code"

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NOTICE OF INCORPORATION 

United States Legal Document 

J^" All citizens and residents are hereby advised that 
this is a legally binding document duly incorporated by 
reference and that failure to comply with such 
requirements as hereby detailed within may subject you 
to criminal or civil penalties under the law. Ignorance of 
the law shall not excuse noncompliance and it is the 
responsibility of the citizens to inform themselves as to 
the laws that are enacted in the United States of America 
and in the states and cities contained therein. "^& 

* * 

ICC IPMC (2012), the International Property 
Maintenance Code, as mandated and incorporated 
by the States and Municipalities including 
Maryland in the Code of Maryland Administrative 
Regulations (COMAR) , Section 05.02.01.02. 






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INTERNATIONAL 
CODE COUNCIL 



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INTERNATIONAL 

PROPERTY 
MAINTENANCE 

CODE* 

A Member of the International Code Family'" 






INTERNATIONAL 
CODE COUNCIL 



INTERNATIONAL 

PROPERTY 

MAINTENANCE 

CODE" 

A Member of the International Code Family 9 



Become a Building Safety Professional Member 

and Learn More about the Code Council 

GO TO WWW.ICCSAFE.ORG for All Your Technical and 

Professional Needs Including: 

> Codes, Standards and Guidelines 

> Membership Benefits 

> Education and Certification 

> Communications on Industry News 



2012 International Property Maintenance Code 8 



First Printing: April 201 1 



ISBN: 978-1-60983-056-4 (soft-cover edition) 



COPYRIGHT © 201 1 

by 

INTERNATIONAL CODE COUNCIL, INC. 



ALL RIGHTS RESERVED. This 2012 International Property Maintenance Code® is a copyrighted work owned by the Interna- 
tional Code Council, Inc. Without advance written permission from the copyright owner, no part of this book may be repro- 
duced, distributed or transmitted in any form or by any means, including, without limitation, electronic, optical or mechanical 
means (by way of example, and not limitation, photocopying or recording by or in an information storage retrieval system). For 
information on permission to copy material exceeding fair use, please contact: Publications, 4051 West Flossmoor Road Coun- 
try Club Hills, IL 60478. Phone 1-888-ICC-SAFE (422-7233). 

Trademarks: "International Code Council," the "International Code Council" logo and the "International Property Maintenance 
Code" are trademarks of the International Code Council, Inc. 



PRINTED IN THE U.S.A. 



Introduction 



PHer 11^ il^ ifli m fts 



Internationally, code officials recognize the need for a modern, up-to-date property maintenance 
code governing the maintenance of existing buildings. The International Property Maintenance 
Code®, in this 2012 edition, is designed to meet this need through model code regulations that con- 
tain clear and specific property maintenance requirements with required property improvement 
provisions. 



This 2012 edition is fully compatible with all of the International Codes® (l-Codes®) 
the International Code Council (ICC)®, including the International Building Code'-', 



published by 
International 



Energy Conservation Code , International Existing Building Code , International Fire Code , Interna- 
tional Fuel Gas Code®, International Green Construction Code™ (to be available March 2012), Inter- 
national Mechanical Code®, ICC Performance Code®, International Plumbing Code®, International 
Private Sewage Disposal Code®, International Residential Code®, International Swimming Pool and 
Spa Code™ (to be available March 2012), International Wildland-Urban Interface Code®and Interna- 
tional Zoning Code®. 

The International Property Maintenance Code provisions provide many benefits, among which is 
the model code development process that offers an international forum for code officials and other 
interested parties to discuss performance and prescriptive code requirements. This forum provides 
an excellent arena to debate proposed revisions. This model code also encourages international 
consistency in the application of provisions. 



Developmssit 



Adoption 



The first edition of the International Property Maintenance Code (1998) was the culmination of an 
effort initiated in 1996 by a code development committee appointed by ICC and consisting of repre- 
sentatives of the three statutory members of the International Code Council at that time, including: 
Building Officials and Code Administrators International, Inc. (BOCA), International Conference of 
Building Officials (ICBO) and Southern Building Code Congress International (SBCCI). The committee 
drafted a comprehensive set of regulations for existing buildings that was consistent with the exist- 
ing model property maintenance codes at the time. This 2012 edition presents the code as originally 
issued, with changes reflected through the previous 2006 editions and further changes developed 
through the ICC Code Development Process through 2010. A new edition of the code is promul- 
gated every three years. 

This code is founded on principles intended to establish provisions consistent with the scope of a 
property maintenance code that adequately protects public health, safety and welfare; provisions 
that do not unnecessarily increase construction costs; provisions that do not restrict the use of new 
materials, products or methods of construction; and provisions that do not give preferential treat- 
ment to particular types or classes of materials, products or methods of construction. 



The International Property Maintenance Code is available for adoption and use by jurisdictions 
internationally. Its use within a governmental jurisdiction is intended to be accomplished through 
adoption by reference in accordance with proceedings established in the jurisdiction's laws. At the 
time of adoption, jurisdictions should insert the appropriate information in provisions requiring spe- 
cific local information, such as the name of the adopting jurisdiction. These locations are shown in 
bracketed words in small capital letters in the code and in the sample ordinance. The sample adop- 
tion ordinance on page xiii addresses several key elements of a code adoption ordinance, including 
the information required for insertion into the code text. 



2012 INTERNATIONAL PROPERTY MAINTENANCE CODE® 



Maintenance 



The International Property Maintenance Code is kept up to date through the review of proposed 
changes submitted by code enforcing officials, industry representatives, design professionals and 
other interested parties. Proposed changes are carefully considered through an open code develop- 
ment process in which all interested and affected parties may participate. 

The contents of this work are subject to change both through the Code Development Cycles and 
the governmental body that enacts the code into law. For more information regarding the code 
development process, contact the Codes and Standards Development Department of the Interna- 
tional Code Council. 

While the development procedure of the International Property Maintenance Code ensures the 
highest degree of care, ICC, its membership and those participating in the development of this code 
do not accept any liability resulting from compliance or noncompliance with the provisions because 
ICC does not have the power or authority to police or enforce compliance with the contents of this 
code. Only the governmental body that enacts the code into law has such authority. 



Code Development Committee Responsibilities 
(Letter Designations in Front of Section Numbers) 



In each code development cycle, proposed changes to this code are considered at the Code Devel- 
opment Hearings by the International Property Maintenance/Zoning Code Development Commit- 
tee, whose action constitutes a recommendation to the voting membership for final action on the 
proposed changes. Proposed changes to a code section having a number beginning with a letter in 
brackets are considered by a different code development committee. For example, proposed 
changes to code sections that have the letter [F] in front of them (e.g., [F] 704.1) are considered by 
the International Fire Code Development Committee at the Code Development Hearings. 

The content of sections in this code that begin with a letter designation is maintained by another 
code development committee in accordance with the following: 

[A] = Administrative Code Development Committee; 
[F] = International Fire Code Development Committee; 

[P] = International Plumbing Code Development Committee; and 

[B] = International Building Code Development Committee (IBC— Fire Safety, General, Means 

of Egress or Structural); 



2012 INTERNATIONAL PROPERTY MAINTENANCE CODE® 



Note that, for the development of the 2015 edition of the l-Codes, there will be two groups of 
code development committees and they will meet in separate years. The groupings are as follows: 



Group A Codes 

(Heard in 2012, Code Change Proposals 

Deadline: January 3, 2012) 


Group B Codes 

(Heard in 2013, Code Change Proposals 

Deadline: January 3, 2013) 


International Building Code 


Administrative Provisions (Chapter 1 all codes except 
IRC and ICC PC, administrative updates to currently ref- 
erenced standards, and designated definitions) 


International Fuel Gas Code 


International Energy Conservation Code 


International Mechanical Code 


International Existing Building Code 


International Plumbing Code 


International Fire Code 


International Private Sewage 
Disposal Code 


International Green Construction Code 




ICC Performance Code 




International Property Maintenance Code 




International Residential Code 




International Swimming Pool and Spa Code 




International Wildland-Urban Interface Code 




International Zoning Code 



Code change proposals submitted for code sections that have a letter designation in front of 
them will be heard by the respective committee responsible for such code sections. Because differ- 
ent committees will meet in different years, it is possible that some proposals for this code will be 
heard by a committee in a different year than the year in which the primary committee for this code 
meets. 

For instance, Section 502.1 is designated as the responsibility of the International Plumbing 
Code Development Committee, along with most of the provisions in Chapter 5. This committee will 
meet in 2012 to consider all code change proposals to the International Plumbing Code and any por- 
tions of other codes that it is responsible for, including Section 502.1 and most of the provisions of 
Chapter 5 (designated with [P] in front of those sections.) Therefore, any proposals to Section 502.1 
in Chapter 5 will be needed to be submitted by January 3, 2012, for consideration in 2012 by the 
International Plumbing Code Committee. 

Note that every section of Chapter 1 of this code is designated as the responsibility of the 
Administrative Code Development Committee, and that committee is part of the Group B portion of 
the hearings. This committee will hold its code development hearing in 2013 to consider all code 
change proposals for Chapter 1 of this code and proposals for Chapter 1 of all l-Codes except the 
International Residential Code and ICC Performance Code. Therefore, any proposals received for 
Chapter 1 of this code will be assigned to the Administrative Code Development Committee for con- 
sideration in 2013. 

It is very important that anyone submitting code change proposals understand which code devel- 
opment committee is responsible for the section of the code that is the subject of the code change 
proposal. For further information on the code development committee responsibilities, please visit 
the ICC web site at www.iccsafe.org/scoping. 



Marginal Markings 



Solid vertical lines in the margins within the body of the code indicate a technical change from the 
requirements of the previous edition. Deletion indicators in the form of an arrow ( ■#-) are provided 
in the margin where an entire section, paragraph, exception or table has been deleted or an item in 
a list of items or a table has been deleted. 



2012 INTERNATIONAL PROPERTY MAINTENANCE CODE® 



Italicized Terms 



Selected terms set forth in Chapter 2, Definitions, are italicized where they appear in code text. 
Such terms are not italicized where the definition set forth in Chapter 2 does not impart the 
intended meaning in the use of the term. The terms selected have definitions which the user should 
read carefully to facilitate better understanding of the code. 



2012 INTERNATIONAL PROPERTY MAINTENANCE CODE® 



EFFECTIVE USE OF THE INTERNATIONAL PROPERTY 

MAINTENANCE CODF 



The International Property Maintenance Code (IPMC) is a model code that regulates the minimum 
maintenance requirements for existing buildings. 

The IPMC is a maintenance document intended to establish minimum maintenance standards for 
basic equipment, light, ventilation, heating, sanitation and fire safety. Responsibility is fixed among 
owners, operators and occupants for code compliance. The IPMC provides for the regulation and 
safe use of existing structures in the interest of the social and economic welfare of the community. 



Arrangement and Format of the 2009 IPMC 



Before applying the requirements of the IPMC it is beneficial to understand its arrangement and for- 
mat. The IPMC, like other codes published by ICC, is arranged and organized to follow sequential 
steps that generally occur during an inspection. The IPMC is divided into eight different parts: 



Chapters 


Subjects 


1 


Administration 


2 


Definitions 


3 


General Requirements 


4 


Light, Ventilation and Occupancy Limitations 


5 


Plumbing Facilities and Fixture Requirements 


6 


Mechanical and Electrical Requirements 


7 


Fire Safety Requirements 


8 


Referenced Standards 



The following is a chapter-by-chapter synopsis of the scope and intent of the provisions of the Inter- 
national Property Maintenance Code: 

Chapter 1 Seope and Administration. This chapter contains provisions for the application, 
enforcement and administration of subsequent requirements of the code. In addition to establish- 
ing the scope of the code, Chapter 1 identifies which buildings and structures come under its pur- 
view. Chapter 1 is largely concerned with maintaining "due process of law" in enforcing the 
property maintenance criteria contained in the body of the code. Only through careful observation 
of the administrative provisions can the building official reasonably expect to demonstrate that 
"equal protection under the law" has been provided. 

Chapter 2 Definitions. All terms that are defined in the code are listed alphabetically in Chapter 
2. While a defined term may be used in one chapter or another, the meaning provided in Chapter 2 
is applicable throughout the code. 

Where understanding of a term's definition is especially key to or necessary for understanding of 
a particular code provision, the term is shown in italics wherever it appears in the code. This is true 
only for those terms that have a meaning that is unique to the code. In other words, the generally 
understood meaning of a term or phrase might not be sufficient or consistent with the meaning pre- 
scribed by the code; therefore, it is essential that the code-defined meaning be known. 

Guidance regarding tense, gender and plurality of defined terms as well as guidance regarding 
terms not defined in this code is provided. 



2012 INTERNATIONAL PROPERTY MAINTENANCE CODE® 



VII 



Chapter 3 General Requirements. Chapter 3, "General Requirements," is broad in scope. It 
includes a variety of requirements for the exterior property areas as well as the interior and exterior 
elements of the structure. This chapter provides requirements that are intended to maintain a min- 
imum level of safety and sanitation for both the general public and the occupants of a structure, and 
to maintain a building's structural and weather-resistance performance. Chapter 3 provides specific 
criteria for regulating the installation and maintenance of specific building components; mainte- 
nance requirements for vacant structures and land; requirements regulating the safety, sanitation 
and appearance of the interior and exterior of structures and all exterior property areas; accessory 
structures; vehicle storage regulations and establishes who is responsible for complying with the 
chapter's provisions. This chapter also contains the requirements for swimming pools, spas and hot 
tubs and the requirements for protective barriers and gates in these barriers. Chapter 3 establishes 
the responsible parties for exterminating insects and rodents, and maintaining sanitary conditions 
in all types of occupancies. 

Chapter 4 Light,, Ventilation and Occupancy Limitations. The purpose of Chapter 4 is to set 
forth these requirements in the code and to establish the minimum environment for occupiable and 
habitable buildings, by establishing the minimum criteria for light and ventilation and identifies 
occupancy limitations including minimum room width and area, minimum ceiling height and restric- 
tions to prevent overcrowding. This chapter also provides for alternative arrangements of windows 
and other devices to comply with the requirements for light and ventilation and prohibits certain 
room arrangements and occupancy uses. 

Chapter 5 Plumbing Facilities and Fixture Requirements. Chapter 5 establishes the mini- 
mum criteria for the installation, maintenance and location of plumbing systems and facilities, 
including the water supply system, water heating appliances, sewage disposal system and related 
plumbing fixtures. 

Sanitary and clean conditions in occupied buildings are dependent upon certain basic plumbing 
principles, including providing potable water to a building, providing the basic fixtures to effectively 
utilize that water and properly removing waste from the building. Chapter 5 establishes the mini- 
mum criteria to verify that these principles are maintained throughout the life of a building. 

Chapter S Mechanical and Electrical Requirements. The purpose of Chapter 6 is to establish 
minimum performance requirements for heating, electrical and mechanical facilities and to estab- 
lish minimum standards for the safety of these facilities. 

This chapter establishes minimum criteria for the installation and maintenance of the following: 
heating and air-conditioning equipment, appliances and their supporting systems; water-heating 
equipment, appliances and systems; cooking equipment and appliances; ventilation and exhaust 
equipment; gas and liquid fuel distribution piping and components; fireplaces and solid fuel-burning 
appliances; chimneys and vents; electrical services; lighting fixtures; electrical receptacle outlets; 
electrical distribution system equipment, devices and wiring; and elevators, escalators and dumb- 
waiters. 

Chapter 7 Fire Safety Requirements. The purpose of Chapter 7 is to address those fire hazards 
that arise as the result of a building's occupancy. It also provides minimum requirements for fire 
safety issues that are most likely to arise in older buildings. 

This chapter contains requirements for means of egress in existing buildings, including path of 
travel, required egress width, means of egress doors and emergency escape openings. 

Chapter 7 establishes the minimum requirements for fire safety facilities and fire protection sys- 
tems, as these are essential fire safety systems. 



2012 INTERNATIONAL PROPERTY MAINTENANCE CODE® 



Chapter 8 Referenced Standards. The code contains numerous references to standards that 
are used to regulate materials and methods of construction. Chapter 8 contains a comprehensive 
list of all standards that are referenced in the code. The standards are part of the code to the extent 
of the reference to the standard. Compliance with the referenced standard is necessary for compli- 
ance with this code. By providing specifically adopted standards, the construction and installation 
requirements necessary for compliance with the code can be readily determined. The basis for code 
compliance is, therefore, established and available on an equal basis to the code official, contractor, 
designer and owner. 

Chapter 8 is organized in a manner that makes it easy to locate specific standards. It lists all of 
the referenced standards, alphabetically, by acronym of the promulgating agency of the standard. 
Each agency's standards are then listed in either alphabetical or numeric order based upon the stan- 
dard identification. The list also contains the title of the standard; the edition (date) of the standard 
referenced; any addenda included as part of the ICC adoption; and the section or sections of this 
code that reference the standard. 



2012 INTERNATIONAL PROPERTY MAINTENANCE CODE® 



2012 INTERNATIONAL PROPERTY MAINTENANCE CODE® 



LEGISLATION 



The International Codes are designed and promulgated to be adopted by reference by legislative action. Jurisdictions wishing to 
adopt the 2012 International Property Maintenance Code as an enforceable regulation governing existing structures and prem- 
ises should ensure that certain factual information is included in the adopting legislation at the time adoption is being considered 
by the appropriate governmental body. The following sample adoption legislation addresses several key elements, including the 
information required for insertion into the code text. 

SAMPLE LEGISLATION FOR ADOPTION OF THE 
ORDINANCE NO. 



A[N] [ORDINANCE/STATUTE/REGULATION] of the [JURISDICTION] adopting the 2012 edition of the International Property Main- 
tenance Code, regulating and governing the conditions and maintenance of all property, buildings and structures; by providing 
the standards for supplied utilities and facilities and other physical things and conditions essential to ensure that structures are 
safe, sanitary and fit for occupation and use; and the condemnation of buildings and structures unfit for human occupancy and 
use, and the demolition of such existing structures in the [JURISDICTION]: providing for the issuance of permits and collection of 

fees therefor; repealing [ORDINANCE/STATUTE/REGULATION] No. of the [JURISDICTION] and all other ordinances or parts 

of laws in conflict therewith. 

The [GOVERNING BODY] of the [JURISDICTION] does ordain as follows: 

Section 1. That a certain document, three (3) copies of which are on file in the office of the [TITLE OF JURISDICTION'S KEEPER 
OF RECORDS] of [NAME OF JURISDICTION], being marked and designated as the International Property Maintenance Code, 2012 
edition, as published by the International Code Council, be and is hereby adopted as the Property Maintenance Code of the 
[JURISDICTION], in the State of [STATE NAME] for regulating and governing the conditions and maintenance of all property, 
buildings and structures; by providing the standards for supplied utilities and facilities and other physical things and conditions 
essential to ensure that structures are safe, sanitary and fit for occupation and use; and the condemnation of buildings and struc- 
tures unfit for human occupancy and use, and the demolition of such existing structures as herein provided; providing for the 
issuance of permits and collection of fees therefor; and each and all of the regulations, provisions, penalties, conditions and 
terms of said Property Maintenance Code on file in the office of the [JURISDICTION] are hereby referred to, adopted, and made a 
part hereof, as if fully set out in this legislation, with the additions, insertions, deletions and changes, if any, prescribed in Sec- 
tion 2 of this ordinance. 

Section 2. The following sections are hereby revised: 
Section 101.1. Insert: [NAME OF JURISDICTION] 
Section 103.5. Insert: [APPROPRIATE SCHEDULE] 
Section 1 12.4. Insert: [DOLLAR AMOUNT IN TWO LOCATIONS] 
Section 302.4. Insert: [HEIGHT IN INCHES] 
Section 304.14. Insert: [DATES IN TWO LOCATIONS] 
Section 602.3. Insert: [DATES IN TWO LOCATIONS] 
Section 602.4. Insert: [DATES IN TWO LOCATIONS] 

Section 3. That [ORDINANCE/STATUTE/REGULATION] No. of [JURISDICTION] entitled [FILL IN HERE THE COMPLETE 

TITLE OF THE LEGISLATION OR LAWS IN EFFECT AT THE PRESENT TIME SO THAT THEY WILL BE REPEALED BY DEFINITE MEN- 
TION] and all other ordinances or parts of laws in conflict herewith are hereby repealed. 

Section 4. That if any section, subsection, sentence, clause or phrase of this legislation is, for any reason, held to be unconstitu- 
tional, such decision shall not affect the validity of the remaining portions of this ordinance. The [GOVERNING BODY] hereby 
declares that it would have passed this law, and each section, subsection, clause or phrase thereof, irrespective of the fact that 
any one or more sections, subsections, sentences, clauses and phrases be declared unconstitutional. 

Section 5. That nothing in this legislation or in the Property Maintenance Code hereby adopted shall be construed to affect any 
suit or proceeding impending in any court, or any rights acquired, or liability incurred, or any cause or causes of action acquired 

2012 INTERNATIONAL PROPERTY MAINTENANCE CODE® xi 



or existing, under any act or ordinance hereby repealed as cited in Section 3 of this law; nor shall any just or legal right or rem- 
edy of any character be lost, impaired or affected by this legislation. 

Section 6. That the [JURISDICTION'S KEEPER OF RECORDS] is hereby ordered and directed to cause this legislation to be pub- 
lished. (An additional provision may be required to direct the number of times the legislation is to be published and to specify 
that it is to be in a newspaper in general circulation. Posting may also be required.) 

Section 7. That this law and the rules, regulations, provisions, requirements, orders and matters established and adopted hereby 
shall take effect and be in full force and effect [TIME PERIOD] from and after the date of its final passage and adoption. 



2012 INTERNATIONAL PROPERTY (MAINTENANCE CODE® 



TABLE OF CONTENTS 



CHAPTER 1 SCOPE AND ADMINISTRATION .... 1 

PART 1— SCOPE AND APPLICATION 1 

Section 

101 General 1 

102 Applicability 1 

PART 2— ADMINISTRATION AND 

ENFORCEMENT 2 

Section 

103 Department of Property Maintenance 

Inspection 2 

104 Duties and Powers of the Code Official 2 

105 Approval 2 

106 Violations 3 

1 07 Notices and Orders 3 

108 Unsafe Structures and Equipment 4 

109 Emergency Measures 5 

1 1 Demolition 6 

111 Means of Appeal 6 

1 12 Stop Work Order 7 

CHAPTER 2 DEFINITIONS 9 

Section 

201 General 9 

202 Genera] Definitions 9 

CHAPTER 3 GENERAL REQUIREMENTS. 11 

Section 

301 General 11 

302 Exterior Property Areas 11 

303 Swimming Pools, Spas and Hot Tubs 11 

304 Exterior Structure 12 

305 Interior Structure 13 

306 Component Serviceability 14 

307 Handrails and Guardrails 15 

308 Rubbish and Garbage 15 

309 Pest Elimination 15 

CHAPTER 4 LIGHT, VENTILATION AND 

OCCUPANCY LIMITATIONS ...... 17 

Section 

401 General 17 



402 Light 17 

403 Ventilation 17 

404 Occupancy Limitations 17 

CHAPTER 5 PLUMBING FACILITIES AND 

FIXTURE REQUIREMENTS ....... 19 

Section 

501 General 19 

502 Required Facilities 19 

503 Toilet Rooms 19 

504 Plumbing Systems and Fixtures 19 

505 Water System 19 

506 Sanitary Drainage System 20 

507 Storm Drainage 20 

CHAPTER 6 MECHANICAL AND ELECTRICAL 

REQUIREMENTS .21 

Section 

601 General 21 

602 Heating Facilities 21 

603 Mechanical Equipment 21 

604 Electrical Facilities 21 

605 Electrical Equipment 22 

606 Elevators, Escalators and Dumbwaiters 22 

607 Duct Systems 23 

CHAPTER 7 FIRE SAFETY REQUIREMENTS ... 25 
Section 

701 General 25 

702 Means of Egress 25 

703 Fire-resistance Ratings 25 

704 Fire Protection Systems 25 

CHAPTER 8 REFERENCED STANDARDS 27 

APPENDIX A BOARDING STANDARD 29 

Section 

A101 General 29 

A102 Materials 29 

A103 Installation 29 

A104 Referenced Standards 29 

INDEX 31 



2012 INTERNATIONAL PROPERTY MAINTENANCE CODE® 



xiv 2012 INTERNATIONAL PROPERTY MAINTENANCE CODE® 



CHAPTER 1 

SCOPE AND ADMINISTRATION 



PART 1 — SCOPE AND APPLICATION 



SECTION 101 

GENERAL 

[A] 101.1 Title. These regulations shall be known as the 
International Property Maintenance Code of [NAME OF JURIS- 
DICTION], hereinafter referred to as "this code." 

[A] 101.2 Scope. The provisions of this code shall apply to 
all existing residential and nonresidential structures and all 
existing premises and constitute minimum requirements and 
standards for premises, structures, equipment and facilities 
for light, ventilation, space, heating, sanitation, protection 
from the elements, life safety, safety from fire and other haz- 
ards, and for safe and sanitary maintenance; the responsibility 
of owners, operators and occupants; the occupancy of exist- 
ing structures and premises, and for administration, enforce- 
ment and penalties. 

[A] 101.3 Intent. This code shall be construed to secure its 
expressed intent, which is to ensure public health, safety and 
welfare insofar as they are affected by the continued occu- 
pancy and maintenance of structures and premises. Existing 
structures and premises that do not comply with these provi- 
sions shall be altered or repaired to provide a minimum level 
of health and safety as required herein. 

[A] 101.4 Severability. If a section, subsection, sentence, 
clause or phrase of this code is, for any reason, held to be 
unconstitutional, such decision shall not affect the validity of 
the remaining portions of this code. 



SECTION 102 
APPLICABILITY 

[A] 102.1 General. Where there is a conflict between a gen- 
eral requirement and a specific requirement, the specific 
requirement shall govern. Where differences occur between 
provisions of this code and the referenced standards, the pro- 
visions of this code shall apply. Where, in a specific case, dif- 
ferent sections of this code specify different requirements, the 
most restrictive shall govern. 

[A] 102.2 Maintenance. Equipment, systems, devices and 
safeguards required by this code or a previous regulation or 
code under which the structure or premises was constructed, 
altered or repaired shall be maintained in good working order. 
No owner, operator or occupant shall cause any service, 
facility, equipment or utility which is required under this sec- 
tion to be removed from or shut off from or discontinued for 
any occupied dwelling, except for such temporary interrup- 
tion as necessary while repairs or alterations are in progress. 
The requirements of this code are not intended to provide the 
basis for removal or abrogation of fire protection and safety 
systems and devices in existing structures. Except as other- 



wise specified herein, the owner or the owner's designated 
agent shall be responsible for the maintenance of buildings, 
structures and premises. 

[A] 102.3 Application of other codes. Repairs, additions or 
alterations to a structure, or changes of occupancy, shall be 
done in accordance with the procedures and provisions of the 
International Building Code, International Energy Conserva- 
tion Code, International Fire Code, International Fuel Gas 
Code, International Mechanical Code, International Resi- 
dential Code, International Plumbing Code and NFPA 70. 
Nothing in this code shall be construed to cancel, modify or 
set aside any provision of the International Zoning Code. 

[A] 102.4 Existing remedies. The provisions in this code 
shall not be construed to abolish or impair existing remedies 
of the jurisdiction or its officers or agencies relating to the 
removal or demolition of any structure which is dangerous, 
unsafe and insanitary. 

[A] 102.5 Workmanship. Repairs, maintenance work, alter- 
ations or installations which are caused directly or indirectly 
by the enforcement of this code shall be executed and 
installed in a workmanlike manner and installed in accor- 
dance with the manufacturer's instructions. 

[A] 102.6 Historic buildings. The provisions of this code 
shall not be mandatory for existing buildings or structures 
designated as historic buildings when such buildings or struc- 
tures are judged by the code official to be safe and in the pub- 
lic interest of health, safety and welfare. 

[A] 102.7 Referenced codes and standards. The codes and 
standards referenced in this code shall be those that are listed 
in Chapter 8 and considered part of the requirements of this 
code to the prescribed extent of each such reference and as I 
further regulated in Sections 102.7.1 and 102.7.2. | 

Exception: Where enforcement of a code provision would 
violate the conditions of the listing of the equipment or 
appliance, the conditions of the listing shall apply. 

[A] 102.7.1 Conflicts. Where conflicts occur between pro- j 
visions of this code and the referenced standards, the pro- 
visions of this code shall apply. 

[A] 102.7.2 Provisions in referenced codes and stan- 
dards. Where the extent of the reference to a referenced 
code or standard includes subject matter that is within the 
scope of this code, the provisions of this code, as applica- 
ble, shall take precedence over the provisions in the refer- 
enced code or standard. 

[A] 102.8 Requirements not covered by code. Require- 
ments necessary for the strength, stability or proper operation 
of an existing fixture, structure or equipment, or for the pub- 
lic safety, health and general welfare, not specifically covered 
by this code, shall be determined by the code official. 

[A] 102.9 Application of references. References to chapter 
or section numbers, or to provisions not specifically identi- 



2012 INTERNATIONAL PROPERTY MAINTENANCE CODE® 



SCOPE AND ADMINISTRATION 



fied by number, shall be construed to refer to such chapter, 
section or provision of this code. 

[A] 102.10 Other laws. The provisions of this code shall not 
be deemed to nullify any provisions of local, state or federal 
law. 



PART 2 — ADMINISTRATION AND ENFORCEMENT 



SECTION 103 

DEPARTMENT OF PROPERTY MAINTENANCE 

INSPECTION 

[A] 103.1 General. The department of property maintenance 
inspection is hereby created and the executive official in 
charge thereof shall be known as the code official. 

[A] 103.2 Appointment. The code official shall be appointed 
by the chief appointing authority of the jurisdiction. 

[A] 103.3 Deputies. In accordance with the prescribed proce- 
dures of this jurisdiction and with the concurrence of the 
appointing authority, the code official shall have the authority 
to appoint a deputy(s). Such employees shall have powers as 
delegated by the code official. 

[A] 103.4 Liability. The code official, member of the board 
of appeals or employee charged with the enforcement of this 
code, while acting for the jurisdiction, in good faith and with- 
out malice in the discharge of the duties required by this code 
or other pertinent law or ordinance, shall not thereby be ren- 
dered liable personally, and is hereby relieved from all per- 
sonal liability for any damage accruing to persons or property 
as a result of an act or by reason of an act or omission in the 
discharge of official duties. Any suit instituted against any 
officer or employee because of an act performed by that offi- 
cer or employee in the lawful discharge of duties and under 
the provisions of this code shall be defended by the legal rep- 
resentative of the jurisdiction until the final termination of the 
proceedings. The code official or any subordinate shall not be 
liable for costs in an action, suit or proceeding that is insti- 
tuted in pursuance of the provisions of this code. 

[A] 103.5 Fees. The fees for activities and services performed 
by the department in carrying out its responsibilities under 
this code shall be as indicated in the following schedule. 

[JURISDICTION TO INSERT APPROPRIATE SCHEDULE.] 



SECTION 104 
DUTIES AND POWERS OF THE CODE OFFICIAL 

[A] 104.1 General. The code official is hereby authorized 
and directed to enforce the provisions of this code. The code 
official shall have the authority to render interpretations of 
this code and to adopt policies and procedures in order to 
clarify the application of its provisions. Such interpretations, 
policies and procedures shall be in compliance with the intent 
and purpose of this code. Such policies and procedures shall 
not have the effect of waiving requirements specifically pro- 
vided for in this code. 

I A] 104.2 Inspections. The code official shall make all of the 
required inspections, or shall accept reports of inspection by 



approved agencies or individuals. All reports of such inspec- 
tions shall be in writing and be certified by a responsible offi- 
cer of such approved agency or by the responsible individual. 
The code official is authorized to engage such expert opinion 
as deemed necessary to report upon unusual technical issues 
that arise, subject to the approval of the appointing authority. 

| A] 104.3 Right of entry. Where it is necessary to make an 
inspection to enforce the provisions of this code, or whenever 
the code official has reasonable cause to believe that there 
exists in a structure or upon a premises a condition in viola- 
tion of this code, the code official is authorized to enter the 
structure or premises at reasonable times to inspect or per- 
form the duties imposed by this code, provided that if such 
structure or premises is occupied the code official shall pres- 
ent credentials to the occupant and request entry. If such 
structure or premises is unoccupied, the code official shall 
first make a reasonable effort to locate the owner or other per- 
son having charge or control of the structure or premises and 
request entry. If entry is refused, the code official shall have 
recourse to the remedies provided by law to secure entry. 

[A] 104.4 Identification. The code official shall carry proper 
identification when inspecting structures, or premises in the 
performance of duties under this code. 

I A] 104.5 Notices and orders. The code official shall issue 
all necessary notices or orders to ensure compliance with this 
code. 

[A] 104.6 Department records. The code official shall keep 
official records of all business and activities of the depart- 
ment specified in the provisions of this code. Such records 
shall be retained in the official records for the period required 
for retention of public records. 



SECTION 105 
APPROVAL 

[A] 105.1 Modifications. Whenever there are practical diffi- 
culties involved in carrying out the provisions of this code, 
the code official shall have the authority to grant modifica- 
tions for individual cases upon application of the owner or 
owner'?, representative, provided the code official shall first 
find that special individual reason makes the strict letter of 
this code impractical and the modification is in compliance 
with the intent and purpose of this code and that such modifi- 
cation does not lessen health, life and fire safety require- 
ments. The details of action granting modifications shall be 
recorded and entered in the department files. 

[A] 105.2 Alternative materials, methods and equipment. 
The provisions of this code are not intended to prevent the 
installation of any material or to prohibit any method of con- 
struction not specifically prescribed by this code, provided 
that any such alternative has been approved. An alternative 
material or method of construction shall be approved where 
the code official finds that the proposed design is satisfactory 
and complies with the intent of the provisions of this code, 
and that the material, method or work offered is, for the pur- 
pose intended, at least the equivalent of that prescribed in this 
code in quality, strength, effectiveness, fire resistance, dura- 
bility and safety. 



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[A] 105.3 Required testing. Whenever there is insufficient 
evidence of compliance with the provisions of this code, or 
evidence that a material or method does not conform to the 
requirements of this code, or in order to substantiate claims 
for alternative materials or methods, the code official shall 
have the authority to require tests to be made as evidence of 
compliance at no expense to the jurisdiction. 

[A] 105.3.1 Test methods. Test methods shall be as speci- 
fied in this code or by other recognized test standards. In 
the absence of recognized and accepted test methods, the 
code official shall be permitted to approve appropriate 
testing procedures performed by an approved agency. 

[A] 105.3.2 Test reports. Reports of tests shall be retained 
by the code official for the period required for retention of 
public records. 

[A] 105.4 Used material and equipment. The use of used 
materials which meet the requirements of this code for new 
materials is permitted. Materials, equipment and devices shall 
not be reused unless such elements are in good repair or have 
been reconditioned and tested when necessary, placed in 
good and proper working condition and approved by the code 
official. 

[A] 105.5 Approved materials and equipment. Materials, 
equipment and devices approved by the code official shall be 
constructed and installed in accordance with such approval. 

[A] 105.6 Research reports. Supporting data, where neces- 
sary to assist in the approval of materials or assemblies not 
specifically provided for in this code, shall consist of valid 
research reports from approved sources. 



SECTION 106 
VIOLATIONS 

[A] 106.1 Unlawful acts. It shall be unlawful for a person, 
firm or corporation to be in conflict with or in violation of 
any of the provisions of this code. 

[A] 106.2 Notice of violation. The code official shall serve a 
notice of violation or order in accordance with Section 107. 

[A] 106.3 Prosecution of violation. Any person failing to 
comply with a notice of violation or order served in accor- 
dance with Section 107 shall be deemed guilty of a misde- 
meanor or civil infraction as determined by the local 
municipality, and the violation shall be deemed a strict liabil- 
ity offense. If the notice of violation is not complied with, the 
code official shall institute the appropriate proceeding at law 
or in equity to restrain, correct or abate such violation, or to 
require the removal or termination of the unlawful occupancy 
of the structure in violation of the provisions of this code or 
of the order or direction made pursuant thereto. Any action 
taken by the authority having jurisdiction on such premises 
shall be charged against the real estate upon which the struc- 
ture is located and shall be a lien upon such real estate. 

[A] 106.4 Violation penalties. Any person who shall violate 
a provision of this code, or fail to comply therewith, or with 
any of the requirements thereof, shall be prosecuted within 
the limits provided by state or local laws. Each day that a vio- 



lation continues after due notice has been served shall be 
deemed a separate offense. 

[A] 106.5 Abatement of violation. The imposition of the 
penalties herein prescribed shall not preclude the legal officer 
of the jurisdiction from instituting appropriate action to 
restrain, correct or abate a violation, or to prevent illegal 
occupancy of a building, structure or premises, or to stop an 
illegal act, conduct, business or utilization of the building, 
structure ox premises. 



SECTION 107 
NOTICES AND ORDERS 

[A] 107.1 Notice to person responsible. Whenever the code 
official determines that there has been a violation of this code 
or has grounds to believe that a violation has occurred, notice 
shall be given in the manner prescribed in Sections 107.2 and 
107.3 to the person responsible for the violation as specified 
in this code. Notices for condemnation procedures shall also 
comply with Section 108.3. 

[A] 107.2 Form. Such notice prescribed in Section 107.1 
shall be in accordance with all of the following: 

1 . Be in writing. 

2. Include a description of the real estate sufficient for 
identification. 

3. Include a statement of the violation or violations and 
why the notice is being issued. 

4. Include a correction order allowing a reasonable time to 
make the repairs and improvements required to bring 
the dwelling unit or structure into compliance with the 
provisions of this code. 

5. Inform the property owner of the right to appeal. 

6. Include a statement of the right to file a lien in accor- 
dance with Section 106.3. 

[A] 107.3 Method of service. Such notice shall be deemed to 
be properly served if a copy thereof is: 

1 . Delivered personally; 

2. Sent by certified or first-class mail addressed to the last 
known address; or 

3. If the notice is returned showing that the letter was not 
delivered, a copy thereof shall be posted in a conspicu- 
ous place in or about the structure affected by such 
notice. 

[A] 107.4 Unauthorized tampering. Signs, tags or seals 
posted or affixed by the code official shall not be mutilated, 
destroyed or tampered with, or removed without authoriza- 
tion from the code official. 

[A] 107.5 Penalties. Penalties for noncompliance with orders 
and notices shall be as set forth in Section 106.4. 

[A] 107.6 Transfer of ownership. It shall be unlawful for the 
owner of any dwelling unit or structure who has received a 
compliance order or upon whom a notice of violation has 
been served to sell, transfer, mortgage, lease or otherwise dis- 
pose of such dwelling unit or structure to another until the 



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provisions of the compliance order or notice of violation have 
been complied with, or until such owner shall first furnish the 
grantee, transferee, mortgagee or lessee a true copy of any 
compliance order or notice of violation issued by the code 
official and shall furnish to the code official a signed and 
notarized statement from the grantee, transferee, mortgagee 
or lessee, acknowledging the receipt of such compliance 
order or notice of violation and fully accepting the responsi- 
bility without condition for making the corrections or repairs 
required by such compliance order or notice of violation. 



SECTION 108 
UNSAFE STRUCTURES AND EQUIPMENT 

[A] 108.1 General. When a structure or equipment is found 
by the code official to be unsafe, or when a structure is found 
unfit for human occupancy, or is found unlawful, such struc- 
ture shall be condemned pursuant to the provisions of this 
code. 

[A] 108.1.1 Unsafe structures. An unsafe structure is one 
that is found to be dangerous to the life, health, property or 
safety of the public or the occupants of the structure by not 
providing minimum safeguards to protect or warn occu- 
pants in the event of fire, or because such structure con- 
tains unsafe equipment or is so damaged, decayed, 
dilapidated, structurally unsafe or of such faulty construc- 
tion or unstable foundation, that partial or complete col- 
lapse is possible. 

[A] 108.1.2 Unsafe equipment. Unsafe equipment 
includes any boiler, heating equipment, elevator, moving 
stairway, electrical wiring or device, flammable liquid 
containers or other equipment on the premises or within 
the structure which is in such disrepair or condition that 
such equipment is a hazard to life, health, property or 
safety of the public or occupants of the premises or struc- 
ture. 

[A] 108.1.3 Structure unfit for human occupancy. A 
structure is unfit for human occupancy whenever the code 
official finds that such structure is unsafe, unlawful or, 
because of the degree to which the structure is in disrepair 
or lacks maintenance, is insanitary, vermin or rat infested, 
contains filth and contamination, or lacks ventilation, illu- 
mination, sanitary or heating facilities or other essential 
equipment required by this code, or because the location 
of the structure constitutes a hazard to the occupants of the 
structure or to the public. 

[A] 108.1.4 Unlawful structure. An unlawful structure is 
one found in whole or in part to be occupied by more per- 
sons than permitted under this code, or was erected, 
altered or occupied contrary to law. 

[A] 108.1.5 Dangerous structure or premises. For the 
purpose of this code, any structure or premises that has 
any or all of the conditions or defects described below 
shall be considered dangerous: 

1. Any door, aisle, passageway, stairway, exit or 
other means of egress that does not conform to the 
approved building or fire code of the jurisdiction 



as related to the requirements for existing build- 
ings. 

2. The walking surface of any aisle, passageway, 
stairway, exit or other means of egress is so 
warped, worn loose, torn or otherwise unsafe as to 
not provide safe and adequate means of egress. 

3. Any portion of a building, structure or appurte- 
nance that has been damaged by fire, earthquake, 
wind, flood, deterioration, neglect, abandonment, 
vandalism or by any other cause to such an extent 
that it is likely to partially or completely collapse, 
or to become detached or dislodged. 

4. Any portion of a building, or any member, appur- 
tenance or ornamentation on the exterior thereof 
that is not of sufficient strength or stability, or is 
not so anchored, attached or fastened in place so 
as to be capable of resisting natural or artificial 
loads of one and one-half the original designed 
value. 

5. The building or structure, or part of the building or 
structure, because of dilapidation, deterioration, 
decay, faulty construction, the removal or move- 
ment of some portion of the ground necessary for 
the support, or for any other reason, is likely to 
partially or completely collapse, or some portion 
of the foundation or underpinning of the building 
or structure is likely to fail or give way. 

6. The building or structure, or any portion thereof, is 
clearly unsafe for its use and occupancy. 

7. The building or structure is neglected, damaged, 
dilapidated, unsecured or abandoned so as to 
become an attractive nuisance to children who 
might play in the building or structure to their dan- 
ger, becomes a harbor for vagrants, criminals or 
immoral persons, or enables persons to resort to 
the building or structure for committing a nuisance 
or an unlawful act. 

8. Any building or structure has been constructed, 
exists or is maintained in violation of any specific 
requirement or prohibition applicable to such 
building or structure provided by the approved 
building or fire code of the jurisdiction, or of any 
law or ordinance to such an extent as to present 
either a substantial risk of fire, building collapse or 
any other threat to life and safety. 

9. A building or structure, used or intended to be 
used for dwelling purposes, because of inadequate 
maintenance, dilapidation, decay, damage, faulty 
construction or arrangement, inadequate light, 
ventilation, mechanical or plumbing system, or 
otherwise, is determined by the code official to be 
unsanitary, unfit for human habitation or in such a 
condition that is likely to cause sickness or dis- 
ease. 

1 0. Any building or structure, because of a lack of suf- 
ficient or proper fire-resistance-rated construction, 
fire protection systems, electrical system, fuel con- 



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nections, mechanical system, plumbing system or 
other cause, is determined by the code official to 
be a threat to life or health. 

11. Any portion of a building remains on a site after 
the demolition or destruction of the building or 
structure or whenever any building or structure is 
abandoned so as to constitute such building or por- 
tion thereof as an attractive nuisance or hazard to 
the public. 

[A] 108.2 Closing of vacant structures. If the structure is 
vacant and unfit for human habitation and occupancy, and is 
not in danger of structural collapse, the code official is autho- 
rized to post a placard of condemnation on the premises and 
order the structure closed up so as not to be an attractive nui- 
sance. Upon failure of the owner to close up the premises 
within the time specified in the order, the code official shall 
cause the premises to be closed and secured through any 
available public agency or by contract or arrangement by pri- 
vate persons and the cost thereof shall be charged against the 
real estate upon which the structure is located and shall be a 
lien upon such real estate and may be collected by any other 
legal resource. 

[A] 108.2.1 Authority to disconnect service utilities. 

The code official shall have the authority to authorize dis- 
connection of utility service to the building, structure or 
system regulated by this code and the referenced codes 
and standards set forth in Section 102.7 in case of emer- 
gency where necessary to eliminate an immediate hazard 
to life or property or when such utility connection has 
been made without approval. The code official shall notify 
the serving utility and, whenever possible, the owner and 
occupant of the building, structure or service system of the 
decision to disconnect prior to taking such action. If not 
notified prior to disconnection the owner or occupant of 
the building structure or service system shall be notified in 
writing as soon as practical thereafter. 

[A] 108.3 Notice. Whenever the code official has condemned 
a structure or equipment under the provisions of this section, 
notice shall be posted in a conspicuous place in or about the 
structure affected by such notice and served on the owner or 
the person or persons responsible for the structure or equip- 
ment in accordance with Section 107.3. If the notice pertains 
to equipment, it shall also be placed on the condemned equip- 
ment. The notice shall be in the form prescribed in Section 
107.2. 

[A] 108.4 Placarding. Upon failure of the owner or person 
responsible to comply with the notice provisions within the 
time given, the code official shall post on the premises or on 
defective equipment a placard bearing the word "Con- 
demned" and a statement of the penalties provided for occu- 
pying the premises, operating the equipment or removing the 
placard. 

[A] 108.4.1 Placard removal. The code official shall 
remove the condemnation placard whenever the defect or 
defects upon which the condemnation and placarding 
action were based have been eliminated. Any person who 



defaces or removes a condemnation placard without the 
approval of the code official shall be subject to the penal- 
ties provided by this code. 

[A] 108.5 Prohibited occupancy. Any occupied structure 
condemned and placarded by the code official shall be 
vacated as ordered by the code official. Any person who shall 
occupy a placarded premises or shall operate placarded 
equipment, and any owner or any person responsible for the 
premises who shall let anyone occupy a placarded premises 
or operate placarded equipment shall be liable for the penal- 
ties provided by this code. 

[A] 108.6 Abatement methods. The owner, operator or 
occupant of a building, premises or equipment deemed 
unsafe by the code official shall abate or cause to be abated or 
corrected such unsafe conditions either by repair, rehabilita- 
tion, demolition or other approved corrective action. 

[A] 108.7 Record. The code official shall cause a report to be 
filed on an unsafe condition. The report shall state the occu- 
pancy of the structure and the nature of the unsafe condition. 



SECTION 109 
EMERGENCY MEASURES 

[A] 109.1 Imminent danger. When, in the opinion of the 
code official, there is imminent danger of failure or collapse 
of a building or structure which endangers life, or when any 
structure or part of a structure has fallen and life is endan- 
gered by the occupation of the structure, or when there is 
actual or potential danger to the building occupants or those 
in the proximity of any structure because of explosives, 
explosive fumes or vapors or the presence of toxic fumes, 
gases or materials, or operation of defective or dangerous 
equipment, the code official is hereby authorized and empow- 
ered to order and require the occupants to vacate the premises 
forthwith. The code official shall cause to be posted at each 
entrance to such structure a notice reading as follows: "This 
Structure Is Unsafe and Its Occupancy Has Been Prohibited 
by the Code Official." It shall be unlawful for any person to 
enter such structure except for the purpose of securing the 
structure, making the required repairs, removing the hazard- 
ous condition or of demolishing the same. 

[A] 109.2 Temporary safeguards. Notwithstanding other 
provisions of this code, whenever, in the opinion of the code 
official, there is imminent danger due to an unsafe condition, 
the code official shall order the necessary work to be done, 
including the boarding up of openings, to render such struc- 
ture temporarily safe whether or not the legal procedure 
herein described has been instituted; and shall cause such 
other action to be taken as the code official deems necessary 
to meet such emergency. 

[A] 109.3 Closing streets. When necessary for public safety, 
the code official shall temporarily close structures and close, 
or order the authority having jurisdiction to close, sidewalks, 
streets, public ways and places adjacent to unsafe structures, 
and prohibit the same from being utilized. 



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[A] 109.4 Emergency repairs. For the purposes of this sec- 
tion, the code official shall employ the necessary labor and 
materials to perform the required work as expeditiously as 
possible. 

[A] 109.5 Costs of emergency repairs. Costs incurred in the 
performance of emergency work shall be paid by the jurisdic- 
tion. The legal counsel of the jurisdiction shall institute 
appropriate action against the owner of the premises where 
the unsafe structure is or was located for the recovery of such 
costs. 

[A] 109.6 Hearing. Any person ordered to take emergency 
measures shall comply with such order forthwith. Any 
affected person shall thereafter, upon petition directed to the 
appeals board, be afforded a hearing as described in this code. 



SECTION 110 
DEMOLITION 

[Aj 110.1 General. The code official shall order the owner of 
any premises upon which is located any structure, which in 
the code official judgment after review is so deteriorated or 
dilapidated or has become so out of repair as to be dangerous, 
unsafe, insanitary or otherwise unfit for human habitation or 
occupancy, and such that it is unreasonable to repair the 
structure, to demolish and remove such structure; or if such 
structure is capable of being made safe by repairs, to repair 
and make safe and sanitary, or to board up and hold for future 
repair or to demolish and remove at the owner's option; or 
where there has been a cessation of normal construction of 
any structure for a period of more than two years, the code 
official shall order the owner to demolish and remove such 
structure, or board up until future repair. Boarding the build- 
ing up for future repair shall not extend beyond one year, 
unless approvedby the building official. 

[A] 110.2 Notices and orders. All notices and orders shall 
comply with Section 107. 

[A] 110.3 Failure to comply. If the owner of a premises fails 
to comply with a demolition order within the time prescribed, 
the code official shall cause the structure to be demolished 
and removed, either through an available public agency or by 
contract or arrangement with private persons, and the cost of 
such demolition and removal shall be charged against the real 
estate upon which the structure is located and shall be a lien 
upon such real estate. 

[A] 110.4 Salvage materials. When any structure has been 
ordered demolished and removed, the governing body or 
other designated officer under said contract or arrangement 
aforesaid shall have the right to sell the salvage and valuable 
materials at the highest price obtainable. The net proceeds of 
such sale, after deducting the expenses of such demolition 
and removal, shall be promptly remitted with a report of such 
sale or transaction, including the items of expense and the 
amounts deducted, for the person who is entitled thereto, sub- 
ject to any order of a court. If such a surplus does not remain 
to be turned over, the report shall so state. 



SECTION 111 
MEANS OF APPEAL 

[A] 111.1 Application for appeal. Any person directly 
affected by a decision of the code official or a notice or order 
issued under this code shall have the right to appeal to the 
board of appeals, provided that a written application for 
appeal is filed within 20 days after the day the decision, 
notice or order was served. An application for appeal shall be 
based on a claim that the true intent of this code or the rules 
legally adopted thereunder have been incorrectly interpreted, 
the provisions of this code do not fully apply, or the require- 
ments of this code are adequately satisfied by other means. 

[A] 111.2 Membership of board. The board of appeals shall 
consist of a minimum of three members who are qualified by 
experience and training to pass on matters pertaining to prop- 
erty maintenance and who are not employees of the jurisdic- 
tion. The code official shall be an ex-officio member but shall 
have no vote on any matter before the board. The board shall 
be appointed by the chief appointing authority, and shall 
serve staggered and overlapping terms. 

[A] 111.2.1 Alternate members. The chief appointing 
authority shall appoint a minimum of two alternate mem- 
bers who shall be called by the board chairman to hear 
appeals during the absence or disqualification of a mem- 
ber. Alternate members shall possess the qualifications 
required for board membership. 

[A] 111.2.2 Chairman. The board shall annually select 
one of its members to serve as chairman. 

[A] 111.2.3 Disqualification of member. A member shall 
not hear an appeal in which that member has a personal, 
professional or financial interest. 

[A] 111.2.4 Secretary. The chief administrative officer 
shall designate a qualified person to serve as secretary to 
the board. The secretary shall file a detailed record of all 
proceedings in the office of the chief administrative offi- 
cer. 

[A] 111.2.5 Compensation of members. Compensation 
of members shall be determined by law. 

[A] 111.3 Notice of meeting. The board shall meet upon 
notice from the chairman, within 20 days of the filing of an 
appeal, or at stated periodic meetings. 

[A] 111.4 Open hearing. All hearings before the board shall 
be open to the public. The appellant, the appellant's represen- 
tative, the code official and any person whose interests are 
affected shall be given an opportunity to be heard. A quorum 
shall consist of a minumum of two-thirds of the board mem- 
bership. 

[A] 111.4.1 Procedure. The board shall adopt and make 
available to the public through the secretary procedures 
under which a hearing will be conducted. The procedures 
shall not require compliance with strict rules of evidence, 
but shall mandate that only relevant information be 
received. 



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[A] 111.5 Postponed hearing. When the full board is not 
present to hear an appeal, either the appellant or the appel- 
lant's representative shall have the right to request a post- 
ponement of the hearing. 

[A] 111.6 Board decision. The board shall modify or reverse 
the decision of the code official only by a concurring vote of a 
majority of the total number of appointed board members. 

[A] 111.6.1 Records and copies. The decision of the 
board shall be recorded. Copies shall be furnished to the 
appellant and to the code official. 

[A] 111.6.2 Administration. The code official shall take 
immediate action in accordance with the decision of the 
board. 

[A] 111.7 Court review. Any person, whether or not a previ- 
ous party of the appeal, shall have the right to apply to the 
appropriate court for a writ of certiorari to correct errors of 
law. Application for review shall be made in the manner and 
time required by law following the filing of the decision in 
the office of the chief administrative officer. 

[A] 111.8 Stays of enforcement. Appeals of notice and 
orders (other than Imminent Danger notices) shall stay the 
enforcement of the notice and order until the appeal is heard 
by the appeals board. 



SECTION 112 
STOP WORK ORDER 

[A] 112.1 Authority. Whenever the code official finds any 
work regulated by this code being performed in a manner 
contrary to the provisions of this code or in a dangerous or 
unsafe manner, the code official is authorized to issue a stop 
work order. 

[A] 112.2 Issuance. A stop work order shall be in writing and 
shall be given to the owner of the property, to the owner's 
agent, or to the person doing the work. Upon issuance of a 
stop work order, the cited work shall immediately cease. The 
stop work order shall state the reason for the order and the 
conditions under which the cited work is authorized to 
resume. 

[A] 112.3 Emergencies. Where an emergency exists, the 
code official shall not be required to give a written notice 
prior to stopping the work. 

[A] 112.4 Failure to comply. Any person who shall continue 
any work after having been served with a stop work order, 
except such work as that person is directed to perform to 
remove a violation or unsafe condition, shall be liable to a 
fine of not less than [AMOUNT! dollars or more than [amount] 
dollars. 



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CHAPTER 2 

DEFINITIONS 



SECTION 201 

GENERAL 

201.1 Scope. Unless otherwise expressly stated, the follow- 
ing terms shall, for the purposes of this code, have the mean- 
ings shown in this chapter. 

201.2 Interchangeability. Words stated in the present tense 
include the future; words stated in the masculine gender 
include the feminine and neuter; the singular number includes 
the plural and the plural, the singular. 

201.3 Terms defined in other codes. Where terms are not 
defined in this code and are defined in the International 
Building Code, International Existing Building Code, Inter- 
national Fire Code, International Fuel Gas Code, Interna- 
tional Mechanical Code, International Plumbing Code, 
International Residential Code, International Zoning Code or 
NFPA 70, such terms shall have the meanings ascribed to 
them as stated in those codes. 

201.4 Terms not defined. Where terms are not defined 
through the methods authorized by this section, such terms 
shall have ordinarily accepted meanings such as the context 
implies. 

201.5 Parts. Whenever the words "dwelling unit," "dwell- 
ing," "premises," "building," "rooming house" "rooming 
unit," "housekeeping unit" or "story" are stated in this code, 
they shall be construed as though they were followed by the 
words "or any part thereof." 



SECTION 202 
GENERAL DEFINITIONS 

ANCHORED. Secured in a manner that provides positive 
connection. 

[A] APPROVED. Approved by the code official. 

BASEMENT. That portion of a building which is partly or 
completely below grade. 

BATHROOM. A room containing plumbing fixtures includ- 
ing a bathtub or shower. 

BEDROOM. Any room or space used or intended to be used 
for sleeping purposes in either a dwelling or sleeping unit. 

[A] CODE OFFICIAL. The official who is charged with the 
administration and enforcement of this code, or any duly 
authorized representative. 

CONDEMN. To adjudge unfit for occupancy. 

DETACHED. When a structural element is physically dis- 
connected from another and that connection is necessary to 
provide a positive connection. 

DETERIORATION. To weaken, disintegrate, corrode, rust 
or decay and lose effectiveness. 



[B] DWELLING UNIT. A single unit providing complete, 
independent living facilities for one or more persons, includ- 
ing permanent provisions for living, sleeping, eating, cooking 
and sanitation. 

[Z] EASEMENT. That portion of land or property reserved 
for present or future use by a person or agency other than the 
legal fee owner(s) of the property. The easement shall be per- 
mitted to be for use under, on or above a said lot or lots. 

EQUIPMENT SUPPORT. Those structural members or 
assemblies of members or manufactured elements, including 
braces, frames, lugs, snuggers, hangers or saddles, that trans- 
mit gravity load, lateral load and operating load between the 
equipment and the structure. 

EXTERIOR PROPERTY. The open space on the premises 
and on adjoining property under the control of owners or 
operators of such premises. 

GARBAGE. The animal or vegetable waste resulting from 
the handling, preparation, cooking and consumption of food. 

[B] GUARD. A building component or a system of building 
components located at or near the open sides of elevated 
walking surfaces that minimizes the possibility of a fall from 
the walking surface to a lower level. 

[B] HABITABLE SPACE. Space in a structure for living, 
sleeping, eating or cooking. Bathrooms, toilet rooms, closets, 
halls, storage or utility spaces, and similar areas are not con- 
sidered habitable spaces. 

HOUSEKEEPING UNIT. A room or group of rooms form- 
ing a single habitable space equipped and intended to be used 
for living, sleeping, cooking and eating which does not con- 
tain, within such a unit, a toilet, lavatory and bathtub or 
shower. 

IMMINENT DANGER. A condition which could cause 
serious or life-threatening injury or death at any time. 

INFESTATION. The presence, within or contiguous to, a 
structure or premises of insects, rats, vermin or other pests. 

INOPERABLE MOTOR VEHICLE. A vehicle which can- 
not be driven upon the public streets for reason including but 
not limited to being unlicensed, wrecked, abandoned, in a 
state of disrepair, or incapable of being moved under its own 
power. 

[A] LABELED. Equipment, materials or products to which 
have been affixed a label, seal, symbol or other identifying 
mark of a nationally recognized testing laboratory, inspection 
agency or other organization concerned with product evalua- 
tion that maintains periodic inspection of the production of 
the above-labeled items and whose labeling indicates either 
that the equipment, material or product meets identified stan- 
dards or has been tested and found suitable for a specified 
purpose. 



2012 INTERNATIONAL PROPERTY MAINTENANCE CODE s 



DEFINITIONS 



LET FOR OCCUPANCY or LET. To permit, provide or 
offer possession or occupancy of a dwelling, dwelling unit, 
rooming unit, building, premise or structure by a person who 
is or is not the legal owner of record thereof, pursuant to a 
written or unwritten lease, agreement or license, or pursuant 
to a recorded or unrecorded agreement of contract for the sale 
of land. 

NEGLECT. The lack of proper maintenance for a building 
or structure. 

[A] OCCUPANCY. The purpose for which a building or 
portion thereof is utilized or occupied. 

OCCUPANT. Any individual living or sleeping in a build- 
ing, or having possession of a space within a building. 

OPENABLE AREA. That part of a window, skylight or 
door which is available for unobstructed ventilation and 
which opens directly to the outdoors. 

OPERATOR. Any person who has charge, care or control of 
a structure or premises which is let or offered for occupancy. 

[A] OWNER. Any person, agent, operator, firm or corpora- 
tion having a legal or equitable interest in the property; or 
recorded in the official records of the state, county or munici- 
pality as holding title to the property; or otherwise having 
control of the property, including the guardian of the estate of 
any such person, and the executor or administrator of the 
estate of such person if ordered to take possession of real 
property by a court. 

PERSON. An individual, corporation, partnership or any 
other group acting as a unit. 

PEST ELIMINATION. The control and elimination of 
insects, rodents or other pests by eliminating their harborage 
places; by removing or making inaccessible materials that 
serve as their food or water; by other approved pest elimina- 
tion methods. 

[A] PREMISES. A lot, plot or parcel of land, easement or 
public way, including any structures thereon. 

[A] PUBLIC WAY. Any street, alley or similar parcel of 
land essentially unobstructed from the ground to the sky, 
which is deeded, dedicated or otherwise permanently appro- 
priated to the public for public use. 

ROOMING HOUSE. A building arranged or occupied for 
lodging, with or without meals, for compensation and not 
occupied as a one- or two-family dwelling. 

ROOMING UNIT. Any room or group of rooms forming a 
single habitable unit occupied or intended to be occupied for 
sleeping or living, but not for cooking purposes. 

RUBBISH. Combustible and noncombustible waste materi- 
als, except garbage; the term shall include the residue from 
the burning of wood, coal, coke and other combustible mate- 
rials, paper, rags, cartons, boxes, wood, excelsior, rubber, 
leather, tree branches, yard trimmings, tin cans, metals, min- 
eral matter, glass, crockery and dust and other similar materi- 
als. 

[B] SLEEPING UNIT. A room or space in which people 
sleep, which can also include permanent provisions for liv- 



ing, eating and either sanitation or kitchen facilities, but not 
both. Such rooms and spaces that are also part of a dwelling 
unit are not sleeping units. 

STRICT LIABILITY OFFENSE. An offense in which the 
prosecution in a legal proceeding is not required to prove 
criminal intent as a part of its case. It is enough to prove that 
the defendant either did an act which was prohibited, or failed 
to do an act which the defendant was legally required to do. 

[A] STRUCTURE. That which is built or constructed or a 
portion thereof. 

TENANT. A person, corporation, partnership or group, 
whether or not the legal owner of record, occupying a build- 
ing or portion thereof as a unit. 

TOILET ROOM. A room containing a water closet or urinal 
but not a bathtub or shower. 

ULTIMATE DEFORMATION. The deformation at which 
failure occurs and which shall be deemed to occur if the sus- 
tainable load reduces to 80 percent or less of the maximum 
strength. 

[M] VENTILATION. The natural or mechanical process of 
supplying conditioned or unconditioned air to, or removing 
such air from, any space. 

WORKMANLIKE. Executed in a skilled manner; e.g., gen- 
erally plumb, level, square, in line, undamaged and without 
marring adjacent work. 

[Z] YARD. An open space on the same lot with a structure. 



10 



2012 INTERNATIONAL PROPERTY MAINTENANCE CODE® 



CHAPTER 3 

GENERAL REQUIREMENTS 



SECTION 301 

GENERAL 

301.1 Scope. The provisions of this chapter shall govern the 
minimum conditions and the responsibilities of persons for 
maintenance of structures, equipment and exterior property. 

301.2 Responsibility. The owner of the premises shall main- 
tain the structures and exterior property in compliance with 
these requirements, except as otherwise provided for in this 
code. A person shall not occupy as owner-occupant or permit 
another person to occupy premises which are not in a sanitary 
and safe condition and which do not comply with the require- 
ments of this chapter. Occupants of a dwelling unit, rooming 
unit or housekeeping unit are responsible for keeping in a 
clean, sanitary and safe condition that part of the dwelling 
unit, rooming unit, housekeeping unit or premises which they 
occupy and control. 

301.3 Vacant structures and land. All vacant structures and 
premises thereof or vacant land shall be maintained in a 
clean, safe, secure and sanitary condition as provided herein 
so as not to cause a blighting problem or adversely affect the 
public health or safety. 



SECTION 302 
EXTERIOR PROPERTY AREAS 

302.1 Sanitation. All exterior property and premises shall be 
maintained in a clean, safe and sanitary condition. The occu- 
pant shall keep that part of the exterior property which such 
occupant occupies or controls in a clean and sanitary condi- 
tion. 

302.2 Grading and drainage. All premises shall be graded 
and maintained to prevent the erosion of soil and to prevent 
the accumulation of stagnant water thereon, or within any 
structure located thereon. 

Exception: Approved retention areas and reservoirs. 

302.3 Sidewalks and driveways. All sidewalks, walkways, 
stairs, driveways, parking spaces and similar areas shall be 
kept in a proper state of repair, and maintained free from haz- 
ardous conditions. 

302.4 Weeds. All premises and exterior property shall be 
maintained free from weeds or plant growth in excess of 
[JURISDICTION TO INSERT HEIGHT IN INCHES]. All noxious 
weeds shall be prohibited. Weeds shall be defined as all 
grasses, annual plants and vegetation, other than trees or 
shrubs provided; however, this term shall not include culti- 
vated flowers and gardens. 

Upon failure of the owner or agent having charge of a 
property to cut and destroy weeds after service of a notice of 
violation, they shall be subject to prosecution in accordance 
with Section 106.3 and as prescribed by the authority having 
jurisdiction. Upon failure to comply with the notice of viola- 



tion, any duly authorized employee of the jurisdiction or con- 
tractor hired by the jurisdiction shall be authorized to enter 
upon the property in violation and cut and destroy the weeds 
growing thereon, and the costs of such removal shall be paid 
by the owner or agent responsible for the property. 

302.5 Rodent harborage. All structures and exterior prop- 
erty shall be kept free from rodent harborage and infestation. 
Where rodents are found, they shall be promptly extermi- 
nated by approved processes which will not be injurious to 
human health. After pest elimination, proper precautions 
shall be taken to eliminate rodent harborage and prevent rein- 
festation. 

302.6 Exhaust vents. Pipes, ducts, conductors, fans or blow- 
ers shall not discharge gases, steam, vapor, hot air, grease, 
smoke, odors or other gaseous or particulate wastes directly 
upon abutting or adjacent public or private property or that of 
another tenant. 

302.7 Accessory structures. All accessory structures, includ- 
ing detached garages, fences and walls, shall be maintained 
structurally sound and in good repair. 

302.8 Motor vehicles. Except as provided for in other regula- 
tions, no inoperative or unlicensed motor vehicle shall be 
parked, kept or stored on any premises, and no vehicle shall 
at any time be in a state of major disassembly, disrepair, or in 
the process of being stripped or dismantled. Painting of vehi- 
cles is prohibited unless conducted inside an approved spray 
booth. 

Exception: A vehicle of any type is permitted to undergo 
major overhaul, including body work, provided that such 
work is performed inside a structure or similarly enclosed 
area designed and approved for such purposes. 

302.9 Defacement of property. No person shall willfully or 
wantonly damage, mutilate or deface any exterior surface of 
any structure or building on any private or public property by 
placing thereon any marking, carving or graffiti. 

It shall be the responsibility of the owner to restore said 
surface to an approved state of maintenance and repair. 



SECTION 303 
SWIMMING POOLS, SPAS AND HOT TUBS 

303.1 Swimming pools. Swimming pools shall be main- 
tained in a clean and sanitary condition, and in good repair. 

303.2 Enclosures. Private swimming pools, hot tubs and 
spas, containing water more than 24 inches (610 mm) in 
depth shall be completely surrounded by a fence or barrier at 
least 48 inches (1219 mm) in height above the finished 
ground level measured on the side of the barrier away from 
the pool. Gates and doors in such barriers shall be self-closing 
and self-latching. Where the self-latching device is a mini- 
mum of 54 inches (1372 mm) above the bottom of the gate, 



2012 INTERNATIONAL PROPERTY MAINTENANCE CODE® 



11 



GENERAL REQUIREMENTS 



the release mechanism shall be located on the pool side of the 
gate. Self-closing and self-latching gates shall be maintained 
such that the gate will positively close and latch when 
released from an open position of 6 inches (152 mm) from the 
gatepost. No existing pool enclosure shall be removed, 
replaced or changed in a manner that reduces its effectiveness 
as a safety barrier. 

Exception: Spas or hot tubs with a safety cover that com- 
plies with ASTM F 1 346 shall be exempt from the provi- 
sions of this section. 



SECTION 304 
EXTERIOR STRUCTURE 

304.1 General. The exterior of a structure shall be main- 
tained in good repair, structurally sound and sanitary so as not 
to pose a threat to the public health, safety or welfare. 

304.1.1 Unsafe conditions. The following conditions 
shall be determined as unsafe and shall be repaired or 
replaced to comply with the International Building Code 
or the International Existing Building Code as required for 
existing buildings: 

1 . The nominal strength of any structural member is 
exceeded by nominal loads, the load effects or the 
required strength; 

2. The anchorage of the floor or roof to walls or col- 
umns, and of walls and columns to foundations is 
not capable of resisting all nominal loads or load 
effects; 

3. Structures or components thereof that have 
reached their limit state; 

4. Siding and masonry joints including joints 
between the building envelope and the perimeter 
of windows, doors and skylights are not main- 
tained, weather resistant or water tight; 

5. Structural members that have evidence of deterio- 
ration or that are not capable of safely supporting 
all nominal loads and load effects; 

6. Foundation systems that are not firmly supported 
by footings, are not plumb and free from open 
cracks and breaks, are not properly anchored or 
are not capable of supporting all nominal loads 
and resisting all load effects; 

7. Exterior walls that are not anchored to supporting 
and supported elements or are not plumb and free 
of holes, cracks or breaks and loose or rotting 
materials, are not properly anchored or are not 
capable of supporting all nominal loads and resist- 
ing all load effects; 

8. Roofing or roofing components that have defects 
that admit rain, roof surfaces with inadequate 
drainage, or any portion of the roof framing that is 
not in good repair with signs of deterioration, 
fatigue or without proper anchorage and incapable 
of supporting all nominal loads and resisting all 
load effects; 



9. Flooring and flooring components with defects 
that affect serviceability or flooring components 
that show signs of deterioration or fatigue, are not 
properly anchored or are incapable of supporting 
all nominal loads and resisting all load effects; 

10. Veneer, cornices, belt courses, corbels, trim, wall 
facings and similar decorative features not prop- 
erly anchored or that are anchored with connec- 
tions not capable of supporting all nominal loads 
and resisting all load effects; 

1 1 . Overhang extensions or projections including, but 
not limited to, trash chutes, canopies, marquees, 
signs, awnings, fire escapes, standpipes and 
exhaust ducts not properly anchored or that are 
anchored with connections not capable of support- 
ing all nominal loads and resisting all load effects; 

12. Exterior stairs, decks, porches, balconies and all 
similar appurtenances attached thereto, including 
guards and handrails, are not structurally sound, 
not properly anchored or that are anchored with 
connections not capable of supporting all nominal 
loads and resisting all load effects; or 

13. Chimneys, cooling towers, smokestacks and simi- 
lar appurtenances not structurally sound or not 
properly anchored, or that are anchored with con- 
nections not capable of supporting all nominal 
loads and resisting all load effects. 

Exceptions: 

1. When substantiated otherwise by an approved 
method. 

2. Demolition of unsafe conditions shall be per- 
mitted when approved by the code official. 

304.2 Protective treatment. All exterior surfaces, including 
but not limited to, doors, door and window frames, cornices, 
porches, trim, balconies, decks and fences, shall be main- 
tained in good condition. Exterior wood surfaces, other than 
decay-resistant woods, shall be protected from the elements 
and decay by painting or other protective covering or treat- 
ment. Peeling, flaking and chipped paint shall be eliminated 
and surfaces repainted. All siding and masonry joints, as well 
as those between the building envelope and the perimeter of 
windows, doors and skylights, shall be maintained weather 
resistant and water tight. All metal surfaces subject to rust or 
corrosion shall be coated to inhibit such rust and corrosion, 
and all surfaces with rust or corrosion shall be stabilized and 
coated to inhibit future rust and corrosion. Oxidation stains 
shall be removed from exterior surfaces. Surfaces designed 
for stabilization by oxidation are exempt from this require- 
ment. 

[F] 304.3 Premises identification. Buildings shall have 
approved address numbers placed in a position to be plainly 
legible and visible from the street or road fronting the prop- 
erty. These numbers shall contrast with their background. 
Address numbers shall be Arabic numerals or alphabet let- 
ters. Numbers shall be a minimum of 4 inches (102 mm) in 
height with a minimum stroke width of 0.5 inch (12.7 mm). 



12 



2012 INTERNATIONAL PROPERTY MAINTENANCE CODE® 



GENERAL REQUIREMENTS 



304.4 Structural members. All structural members shall be 
maintained free from deterioration, and shall be capable of 
safely supporting the imposed dead and live loads. 

304.5 Foundation walls. All foundation walls shall be main- 
tained plumb and free from open cracks and breaks and shall 
be kept in such condition so as to prevent the entry of rodents 
and other pests. 

304.6 Exterior walls. All exterior walls shall be free from 
holes, breaks, and loose or rotting materials; and maintained 
weatherproof and properly surface coated where required to 
prevent deterioration. 

304.7 Roofs and drainage. The roof and flashing shall be 
sound, tight and not have defects that admit rain. Roof drain- 
age shall be adequate to prevent dampness or deterioration in 
the walls or interior portion of the structure. Roof drains, gut- 
ters and downspouts shall be maintained in good repair and 
free from obstructions. Roof water shall not be discharged in 
a manner that creates a public nuisance. 

304.8 Decorative features. All cornices, belt courses, cor- 
bels, terra cotta trim, wall facings and similar decorative fea- 
tures shall be maintained in good repair with proper 
anchorage and in a safe condition. 

304.9 Overhang extensions. All overhang extensions includ- 
ing, but not limited to canopies, marquees, signs, metal 
awnings, fire escapes, standpipes and exhaust ducts shall be 
maintained in good repair and be properly anchored so as to 
be kept in a sound condition. When required, all exposed sur- 
faces of metal or wood shall be protected from the elements 
and against decay or rust by periodic application of weather- 
coating materials, such as paint or similar surface treatment. 

304.10 Stairways, decks, porches and balconies. Every 
exterior stairway, deck, porch and balcony, and all appurte- 
nances attached thereto, shall be maintained structurally 
sound, in good repair, with proper anchorage and capable of 
supporting the imposed loads. 

304.11 Chimneys and towers. All chimneys, cooling towers, 
smoke stacks, and similar appurtenances shall be maintained 
structurally safe and sound, and in good repair. All exposed 
surfaces of metal or wood shall be protected from the ele- 
ments and against decay or rust by periodic application of 
weather-coating materials, such as paint or similar surface 
treatment. 

304.12 Handrails and guards. Every handrail and guard 
shall be firmly fastened and capable of supporting normally 
imposed loads and shall be maintained in good condition. 

304.13 Window, skylight and door frames. Every window, 
skylight, door and frame shall be kept in sound condition, 
good repair and weather tight. 

304.13.1 Glazing. All glazing materials shall be main- 
tained free from cracks and holes. 

304.13.2 Openable windows. Every window, other than a 
fixed window, shall be easily openable and capable of 
being held in position by window hardware, 

304.14 Insect screens. During the period from [DATEl to 
[DATE], every door, window and other outside opening 
required for ventilation of habitable rooms, food preparation 



areas, food service areas or any areas where products to be 
included or utilized in food for human consumption are pro- 
cessed, manufactured, packaged or stored shall be supplied 
with approved tightly fitting screens of minimum 16 mesh 
per inch (1 6 mesh per 25 mm), and every screen door used for 
insect control shall have a self-closing device in good work- 
ing condition. 

Exception: Screens shall not be required where other 
approved means, such as air curtains or insect repellent 
fans, are employed. 

304.15 Doors. All exterior doors, door assemblies, operator 
systems if provided, and hardware shall be maintained in 
good condition. Locks at all entrances to dwelling units and 
sleeping units shall tightly secure the door. Locks on means 
of egress doors shall be in accordance with Section 702.3. 

304.16 Basement hatchways. Every basement hatchway 
shall be maintained to prevent the entrance of rodents, rain 
and surface drainage water. 

304.17 Guards for basement windows. Every basement 
window that is openable shall be supplied with rodent shields, 
storm windows or other approved protection against the entry 
of rodents. 

304.18 Building security. Doors, windows or hatchways for 
dwelling units, room units or housekeeping units shall be pro- 
vided with devices designed to provide security for the occu- 
pants and property within. 

304.18.1 Doors. Doors providing access to a dwelling 
unit, rooming unit or housekeeping unit that is rented, 
leased or let shall be equipped with a deadbolt lock 
designed to be readily openable from the side from which 
egress is to be made without the need for keys, special 
knowledge or effort and shall have a minimum lock throw 
of 1 inch (25 mm). Such deadbolt locks shall be installed 
according to the manufacturer's specifications and main- 
tained in good working order. For the purpose of this sec- 
tion, a sliding bolt shall not be considered an acceptable 
deadbolt lock. 

304.18.2 Windows. Operable windows located in whole 
or in part within 6 feet (1828 mm) above ground level or a 
walking surface below that provide access to a dwelling 
unit, rooming unit or housekeeping unit that is rented, 
leased or let shall be equipped with a window sash locking 
device. 

304.18.3 Basement hatchways. Basement hatchways that 
provide access to a dwelling unit, rooming unit or house- 
keeping unit that is rented, leased or let shall be equipped 
with devices that secure the units from unauthorized entry. 

304.19 Gates. All exterior gates, gate assemblies, operator 
systems if provided, and hardware shall be maintained in 
good condition. Latches at all entrances shall tightly secure 
the gates. 



SECTION 305 
INTERIOR STRUCTURE 

305.1 General. The interior of a structure and equipment 
therein shall be maintained in good repair, structurally sound 



2012 INTERNATIONAL PROPERTY MAINTENANCE CODE® 



13 



GENERAL REQUIREMENTS 



and in a sanitary condition. Occupants shall keep that part of 
the structure which they occupy or control in a clean and san- 
itary condition. Every owner of a structure containing a 
rooming house, housekeeping units, a hotel, a dormitory, two 
or more dwelling units or two or more nonresidential occu- 
pancies, shall maintain, in a clean and sanitary condition, the 
shared or public areas of the structure and exterior property. 

305.1.1 Unsafe conditions. The following conditions 
shall be determined as unsafe and shall be repaired or 
replaced to comply with the International Building Code 
or the International Existing Building Code as required for 
existing buildings: 

1. The nominal strength of any structural member is 
exceeded by nominal loads, the load effects or the 
required strength; 

2. The anchorage of the floor or roof to walls or col- 
umns, and of walls and columns to foundations is 
not capable of resisting all nominal loads or load 

effects; 

3. Structures or components thereof that have reached 
their limit state; 

4. Structural members are incapable of supporting 
nominal loads and load effects; 

5. Stairs, landings, balconies and all similar walking 
surfaces, including guards and handrails, are not 
structurally sound, not properly anchored or are 
anchored with connections not capable of support- 
ing all nominal loads and resisting all load effects; 

6. Foundation systems that are not firmly supported by 
footings are not plumb and free from open cracks 
and breaks, are not properly anchored or are not 
capable of supporting all nominal loads and resisting 
all load effects. 

Exceptions: 

1 . When substantiated otherwise by an approved 
method. 

2. Demolition of unsafe conditions shall be per- 
mitted when approved by the code official. 

305.2 Structural members. All structural members shall be 
maintained structurally sound, and be capable of supporting 
the imposed loads. 

305.3 Interior surfaces. All interior surfaces, including win- 
dows and doors, shall be maintained in good, clean and sani- 
tary condition. Peeling, chipping, flaking or abraded paint 
shall be repaired, removed or covered. Cracked or loose plas- 
ter, decayed wood and other defective surface conditions 
shall be corrected. 

305.4 Stairs and walking surfaces. Every stair, ramp, land- 
ing, balcony, porch, deck or other walking surface shall be 
maintained in sound condition and good repair. 

305.5 Handrails and guards. Every handrail and guard shall 
be firmly fastened and capable of supporting normally 
imposed loads and shall be maintained in good condition. 

305.6 Interior doors. Every interior door shall fit reasonably 
well within its frame and shall be capable of being opened 



and closed by being properly and securely attached to jambs, 
headers or tracks as intended by the manufacturer of the 
attachment hardware. 



SECTION 306 
COMPONENT SERVICEABILITY 

306.1 General. The components of a structure and equipment 
therein shall be maintained in good repair, structurally sound 
and in a sanitary condition. 

306.1.1 Unsafe conditions. Where any of the following 
conditions cause the component or system to be beyond its 
limit state, the component or system shall be determined 
as unsafe and shall be repaired or replaced to comply with 
the International Building Code as required for existing 
buildings: 

1. Soils that have been subjected to any of the follow- 
ing conditions: 

1.1. Collapse of footing or foundation system; 

1.2. Damage to footing, foundation, concrete or 
other structural element due to soil expan- 
sion; 

1 .3. Adverse effects to the design strength of foot- 
ing, foundation, concrete or other structural 
element due to a chemical reaction from the 
soil; 

1 .4. Inadequate soil as determined by a geotechni- 
cal investigation; 

1.5. Where the allowable bearing capacity of the 
soil is in doubt; or 

1.6. Adverse effects to the footing, foundation, 
concrete or other structural element due to the 
ground water table. 

2. Concrete that has been subjected to any of the fol- 
lowing conditions: 

2.1. Deterioration; 

2.2. Ultimate deformation; 

2.3. Fractures; 

2.4. Fissures; 

2.5. Spalling; 

2.6. Exposed reinforcement; or 

2.7. Detached, dislodged or failing connections. 

3. Aluminum that has been subjected to any of the fol- 
lowing conditions: 

3.1. Deterioration; 

3.2. Corrosion; 

3.3. Elastic deformation; 

3.4. Ultimate deformation; 

3.5. Stress or strain cracks; 

3.6. Joint fatigue; or 

3.7. Detached, dislodged or failing connections. 



14 



2012 INTERNATIONAL PROPERTY MAINTENANCE CODE® 



GENERAL REQUIREMENTS 



4. Masonry that has been subjected to any of the fol- 
lowing conditions: 

4. 1 . Deterioration; 

4.2. Ultimate deformation; 

4.3. Fractures in masonry or mortar joints; 

4.4. Fissures in masonry or mortar joints; 

4.5. Spalling; 

4.6. Exposed reinforcement; or 

4.7. Detached, dislodged or failing connections. 

5. Steel that has been subjected to any of the following 
conditions: 

5.1. Deterioration; 

5.2. Elastic deformation; 

5.3. Ultimate deformation; 

5.4. Metal fatigue; or 

5.5. Detached, dislodged or failing connections. 

6. Wood that has been subjected to any of the follow- 
ing conditions: 

6. 1 . Ultimate deformation; 

6.2. Deterioration; 

6.3. Damage from insects, rodents and other ver- 
min; 

6.4. Fire damage beyond charring; 

6.5. Significant splits and checks; 

6.6. Horizontal shear cracks; 

6.7. Vertical shear cracks; 

6.8. Inadequate support; 

6.9. Detached, dislodged or failing connections; 
or 

6.10. Excessive cutting and notching. 

Exceptions: 

1. When substantiated otherwise by an 
approved method. 

2. Demolition of unsafe conditions shall be per- 
mitted when approved by the code official. 



SECTION 307 
HANDRAILS AND GUARDRAILS 

307.1 General. Every exterior and interior flight of stairs 
having more than four risers shall have a handrail on one side 
of the stair and every open portion of a stair, landing, bal- 
cony, porch, deck, ramp or other walking surface which is 
more than 30 inches (762 mm) above the floor or grade below 
shall have guards. Handrails shall not be less than 30 inches 
(762 mm) in height or more than 42 inches (1067 mm) in 
height measured vertically above the nosing of the tread or 
above the finished floor of the landing or walking surfaces. 
Guards shall not be less than 30 inches (762 mm) in height 



above the floor of the landing, balcony, porch, deck, or ramp 
or other walking surface. 

Exception: Guards shall not be required where exempted 
by the adopted building code. 



SECTION 308 
RUBBISH AND GARBAGE 

308.1 Accumulation of rubbish or garbage. All exterior 
property and premises, and the interior of every structure, 
shall be free from any accumulation of rubbish or garbage. 

308.2 Disposal of rubbish. Every occupant of a structure 
shall dispose of all rubbish in a clean and sanitary manner by 
placing such rubbish in approved containers. 

308.2.1 Rubbish storage facilities. The owner of every 
occupied premises shall supply approved covered contain- 
ers for rubbish, and the owner of the premises shall be 
responsible for the removal of rubbish. 

308.2.2 Refrigerators. Refrigerators and similar equip- 
ment not in operation shall not be discarded, abandoned or 
stored on premises without first removing the doors. 

308.3 Disposal of garbage. Every occupant of a structure 
shall dispose of garbage in a clean and sanitary manner by 
placing such garbage in an approved garbage disposal facility 
or approved garbage containers. 

308.3.1 Garbage facilities. The owner of every dwelling 
shall supply one of the following: an approved mechanical 
food waste grinder in each dwelling unit; an approved 
incinerator unit in the structure available to the occupants 
in each dwelling unit; or an approved leakproof, covered, 
outside garbage container. 

308.3.2 Containers. The operator of every establishment 
producing garbage shall provide, and at all times cause to 
be utilized, approved leakproof containers provided with 
close-fitting covers for the storage of such materials until 
removed from the premises for disposal. 

SECTION 309 
PEST ELIMINATION 

309.1 Infestation. All structures shall be kept free from 
insect and rodent infestation. All structures in which insects 
or rodents are found shall be promptly exterminated by 
approved processes that will not be injurious to human 
health. After pest elimination, proper precautions shall be 
taken to prevent reinfestation. 

309.2 Owner. The owner of any structure shall be responsi- 
ble for pest elimination within the structure prior to renting or 
leasing the structure. 

309.3 Single occupant. The occupant of a one-family dwell- 
ing or of a single-te«a«f nonresidential structure shall be 
responsible for pest elimination on the premises. 

309.4 Multiple occupancy. The owner of a structure contain- 
ing two or more dwelling units, a multiple occupancy, a 



2012 INTERNATIONAL PROPERTY MAINTENANCE CODE® 



15 



GENERAL REQUIREMENTS 



rooming house or a nonresidential structure shall be responsi- 
ble for pest elimination in the public or shared areas of the 
structure and exterior property. If infestation is caused by 
failure of an occupant to prevent such infestation in the area 
occupied, the occupant and owner shall be responsible for 
pest elimination. 

309.5 Occupant. The occupant of any structure shall be 
responsible for the continued rodent and pest-free condition 
of the structure. 

Exception: Where the infestations are caused by defects 
in the structure, the owner shall be responsible for pest 
elimination. 



16 2012 INTERNATIONAL PROPERTY MAINTENANCE CODE® 



CHAPTER 4 

IGHT, VENTILATION AND OCCUPANCY LIMITATIONS 



SECTION 401 
GENERAL 

401.1 Scope. The provisions of this chapter shall govern the 
minimum conditions and standards for light, ventilation and 
space for occupying a structure. 

401.2 Responsibility. The owner of the structure shall pro- 
vide and maintain light, ventilation and space conditions in 
compliance with these requirements. A person shall not 
occupy as owner-occupant, or permit another person to 
occupy, any premises that do not comply with the require- 
ments of this chapter. 

401.3 Alternative devices. In lieu of the means for natural 
light and ventilation herein prescribed, artificial light or 
mechanical ventilation complying with the International 
Building Code shall be permitted. 



SECTION 402 
LIGHT 

402.1 Habitable spaces. Every habitable space shall have at 
least one window of approved size facing directly to the out- 
doors or to a court. The minimum total glazed area for every 
habitable space shall be 8 percent of the floor area of such 
room. Wherever walls or other portions of a structure face a 
window of any room and such obstructions are located less 
than 3 feet (914 mm) from the window and extend to a level 
above that of the ceiling of the room, such window shall not 
be deemed to face directly to the outdoors nor to a court and 
shall not be included as contributing to the required minimum 
total window area for the room. 

Exception: Where natural light for rooms or spaces with- 
out exterior glazing areas is provided through an adjoining 
room, the unobstructed opening to the adjoining room 
shall be at least 8 percent of the floor area of the interior 
room or space, but a minimum of 25 square feet (2.33 m 2 ). 
The exterior glazing area shall be based on the total floor 
area being served. 

402.2 Common halls and stairways. Every common hall 
and stairway in residential occupancies, other than in one- 
and two-family dwellings, shall be lighted at all times with at 
least a 60-watt standard incandescent light bulb for each 200 
square feet (19 m 2 ) of floor area or equivalent illumination, 
provided that the spacing between lights shall not be greater 
than 30 feet (9144 mm). In other than residential occupan- 
cies, means of egress, including exterior means of egress, 
stairways shall be illuminated at all times the building space 
served by the means of egress is occupied with a minimum of 
1 footcandle (1 1 lux) at floors, landings and treads. 

402.3 Other spaces. All other spaces shall be provided with 
natural or artificial light sufficient to permit the maintenance 
of sanitary conditions, and the safe occupancy of the space 
and utilization of the appliances, equipment and fixtures. 



SECTION 403 
VENTILATION 

403.1 Habitable spaces. Every habitable space shall have at 
least one openable window. The total openable area of the 
window in every room shall be equal to at least 45 percent of 
the minimum glazed area required in Section 402.1 . 

Exception: Where rooms and spaces without openings to 
the outdoors are ventilated through an adjoining room, the 
unobstructed opening to the adjoining room shall be at 
least 8 percent of the floor area of the interior room or 
space, but a minimum of 25 square feet (2.33 m 2 ). The 
ventilation openings to the outdoors shall be based on a 
total floor area being ventilated. 

403.2 Bathrooms and toilet rooms. Every bathroom and toi- 
let room shall comply with the ventilation requirements for 
habitable spaces as required by Section 403.1, except that a 
window shall not be required in such spaces equipped with a 
mechanical ventilation system. Air exhausted by a mechani- 
cal ventilation system from a bathroom or toilet room shall 
discharge to the outdoors and shall not be recirculated. 

403.3 Cooking facilities. Unless approved through the certif- 
icate of occupancy, cooking shall not be permitted in any 
rooming unit or dormitory unit, and a cooking facility or 
appliance shall not be permitted to be present in the rooming 
unit or dormitory unit. 

Exceptions: 

1 . Where specifically approved in writing by the code 
official. 

2. Devices such as coffee pots and microwave ovens 
shall not be considered cooking appliances. 

403.4 Process ventilation. Where injurious, toxic, irritating 
or noxious fumes, gases, dusts or mists are generated, a local 
exhaust ventilation system shall be provided to remove the 
contaminating agent at the source. Air shall be exhausted to 
the exterior and not be recirculated to any space. 

403.5 Clothes dryer exhaust. Clothes dryer exhaust systems 
shall be independent of all other systems and shall be 
exhausted outside the structure in accordance with the manu- 
facturer's instructions. 

Exception: Listed and labeled condensing (ductless) 
clothes dryers. 



SECTION 404 
OCCUPANCY LIMITATIONS 

404.1 Privacy. Dwelling units, hotel units, housekeeping 
units, rooming units and dormitory units shall be arranged to 
provide privacy and be separate from other adjoining spaces. 

404.2 Minimum room widths. A habitable room, other than 
a kitchen, shall be a minimum of 7 feet (2134 mm) in any 



2012 INTERNATIONAL PROPERTY MAINTENANCE CODE 8 



17 



LIGHT, VENTILATION! AND OCCUPANCY LIMITATIONS 



plan dimension. Kitchens shall have a minimum clear pas- 
sageway of 3 feet (914 mm) between counterfronts and appli- 
ances or counterfronts and walls. 

404.3 Minimum ceiling heights. Habitable spaces, hall- 
ways, corridors, laundry areas, bathrooms, toilet rooms and 
habitable basement areas shall have a minimum clear ceiling 
height of 7 feet (2134 mm). 

Exceptions: 

1. In one- and two-family dwellings, beams or girders 
spaced a minimum of 4 feet (1219 mm) on center 
and projecting a maximum of 6 inches (152 mm) 
below the required ceiling height. 

2. Basement rooms in one- and two-family dwellings 
occupied exclusively for laundry, study or recreation 
purposes, having a minimum ceiling height of 6 feet 
8 inches (2033 mm) with a minimum clear height of 
6 feet 4 inches (1.932 mm) under beams, girders, 
ducts and similar obstructions. 

3. Rooms occupied exclusively for sleeping, study or 
similar purposes and having a sloped ceiling over all 
or part of the room, with a minimum clear ceiling 
height of 7 feet (2134 mm) over a minimum of one- 
third of the required minimum floor area. In calcu- 
lating the floor area of such rooms, only those por- 
tions of the floor area with a minimum clear ceiling 
height of 5 feet (1524 mm) shall be included. 

404.4 Bedroom and living room requirements. Every bed- 
room and living room shall comply with the requirements of 
Sections 404.4.1 through 404.4.5. 

404.4.1 Room area. Every living room shall contain at 
least 120 square feet (11.2 m 2 ) and every bedroom shall 
contain a minimum of 70 square feet (6.5 m 2 ) and every 
bedroom occupied by more than one person shall contain a 
minimum of 50 square feet (4.6 m 2 ) of floor area for each 
occupant thereof. 

404.4.2 Access from bedrooms. Bedrooms shall not con- 
stitute the only means of access to other bedrooms or hab- 
itable spaces and shall not serve as the only means of 
egress from other habitable spaces. 

Exception: Units that contain fewer than two bed- 
rooms. 

404.4.3 Water closet accessibility. Every bedroom shall 
have access to at least one water closet and one lavatory 
without passing through another bedroom. Every bedroom 
in a dwelling unit shall have access to at least one water 
closet and lavatory located in the same story as the bed- 
room or an adjacent story. 

404.4.4 Prohibited occupancy. Kitchens and nonhabit- 
able spaces shall not be used for sleeping purposes. 

404.4.5 Other requirements. Bedrooms shall comply 
with the applicable provisions of this code including, but 
not limited to, the light, ventilation, room area, ceiling 
height and room width requirements of this chapter; the 
plumbing facilities and water-heating facilities require- 
ments of Chapter 5; the heating facilities and electrical 



receptacle requirements of Chapter 6; and the smoke 
detector and emergency escape requirements of Chapter 7. 

404.5 Overcrowding. Dwelling units shall not be occupied 
by more occupants than permitted by the minimum area 
requirements of Table 404.5. 

TABLE 404.5 

MINIMUM AREA REQUIREMENTS 



SPACE 


MINIMUM AREA IN SQUARE FEET 


1-2 occupants 


3-5 occupants 


6 or more occupants 


Living room" 1 ' 


120 


120 


150 


Dining room 11 ' b 


No 
requirement 


80 


100 


Bedrooms 


Shall comply with Section 404.4.1 



For SI: 1 square foot = 0.093 m 2 . 

a. See Section 404.5.2 for combined living room/dining room spaces. 

b. See Section 404.5.1 for limitations on determining the minimum 
occupancy area for sleeping purposes. 

404.5.1 Sleeping area. The minimum occupancy area 
required by Table 404.5 shall not be included as a sleeping 
area in determining the minimum occupancy area for 
sleeping purposes. All sleeping areas shall comply with 
Section 404.4. 

404.5.2 Combined spaces. Combined living room and 
dining room spaces shall comply with the requirements of 
Table 404.5 if the total area is equal to that required for 
separate rooms and if the space is located so as to function 
as a combination living room/dining room. 

404.6 Efficiency unit. Nothing in this section shall prohibit 
an efficiency living unit from meeting the following require- 
ments: 

1. A unit occupied by not more than one occupant shall 
have a minimum clear floor area of 120 square feet 
(1 1.2 m 2 ). A unit occupied by not more than two occu- 
pants shall have a minimum clear floor area of 220 
square feet (20.4 m 2 ). A unit occupied by three occu- 
pants shall have a minimum clear floor area of 320 
square feet (29.7 m 2 ). These required areas shall be 
exclusive of the areas required by Items 2 and 3. 

2. The unit shall be provided with a kitchen sink, cooking 
appliance and refrigeration facilities, each having a 
minimum clear working space of 30 inches (762 mm) 
in front. Light and ventilation conforming to this code 
shall be provided. 

3. The unit shall be provided with a separate bathroom 
containing a water closet, lavatory and bathtub or 
shower. 

4. The maximum number of occupants shall be three. 

404.7 Food preparation. All spaces to be occupied for food 
preparation purposes shall contain suitable space and equip- 
ment to store, prepare and serve foods in a sanitary manner. 
There shall be adequate facilities and services for the sanitary 
disposal of food wastes and refuse, including facilities for 
temporary storage. 



18 



2012 INTERNATIONAL PROPERTY MAINTENANCE CODE 8 



CHAPTER 5 

PLUMBING FACILITIES AND FIXTURE REQUIREMENTS 



SECTION 501 
GENERAL 

501.1 Scope. The provisions of this chapter shall govern the 
minimum plumbing systems, facilities and plumbing fixtures 
to be provided. 

501.2 Responsibility. The owner of the structure shall pro- 
vide and maintain such plumbing facilities and plumbing fix- 
tures in compliance with these requirements. A person shall 
not occupy as owner-occupant or permit another person to 
occupy any structure or premises which does not comply with 
the requirements of this chapter. 



SECTION 502 
REQUIRED FACILITIES 

|P] 502.1 Dwelling units. Every dwelling unit shall contain 
its own bathtub or shower, lavatory, water closet and kitchen 
sink which shall be maintained in a sanitary, safe working 
condition. The lavatory shall be placed in the same room as 
the water closet or located in close proximity to the door lead- 
ing directly into the room in which such water closet is 
located. A kitchen sink shall not be used as a substitute for 
the required lavatory. 

[P] 502.2 Rooming houses. At least one water closet, lava- 
tory and bathtub or shower shall be supplied for each four 
rooming units. 

[P] 502.3 Hotels. Where private water closets, lavatories and 
baths are not provided, one water closet, one lavatory and one 
bathtub or shower having access from a public hallway shall 
be provided for each ten occupants. 

[P] 502.4 Employees' facilities. A minimum of one water 
closet, one lavatory and one drinking facility shall be avail- 
able to employees. 

[P] 502.4.1 Drinking facilities. Drinking facilities shall 
be a drinking fountain, water cooler, bottled water cooler 
or disposable cups next to a sink or water dispenser. 
Drinking facilities shall not be located in toilet rooms or 
bathrooms. 

[P] 502.5 Public toilet facilities. Public toilet facilities shall 
be maintained in a safe sanitary and working condition in 
accordance with the International Plumbing Code. Except for 
periodic maintenance or cleaning, public access and use shall 
be provided to the toilet facilities at all times during occu- 
pancy of the premises. 



SECTION 503 
TOILET ROOMS 

[P] 503.1 Privacy. Toilet rooms and bathrooms shall provide 
privacy and shall not constitute the only passageway to a hall 
or other space, or to the exterior. A door and interior locking 



device shall be provided for all common or shared bathrooms 
and toilet rooms in a multiple dwelling. 

[PJ 503.2 Location. Toilet rooms and bathrooms serving 
hotel units, rooming units or dormitory units or housekeeping 
units, shall have access by traversing a maximum of one 
flight of stairs and shall have access from a common hall or 
passageway. 

[P] 503.3 Location of employee toilet facilities. Toilet facil- 
ities shall have access from within the employees' working 
area. The required toilet facilities shall be located a maximum 
of one story above or below the employees' working area and 
the path of travel to such facilities shall not exceed a distance 
of 500 feet (152 m). Employee facilities shall either be sepa- 
rate facilities or combined employee and public facilities. 

Exception: Facilities that are required for employees in 
storage structures or kiosks, which are located in adjacent 
structures under the same ownership, lease or control, 
shall not exceed a travel distance of 500 feet (152 m) from 
the employees' regular working area to the facilities. 

[P] 503.4 Floor surface. In other than dwelling units, every 
toilet room floor shall be maintained to be a smooth, hard, 
nonabsorbent surface to permit such floor to be easily kept in 
a clean and sanitary condition. 



SECTION 504 
PLUMBING SYSTEMS AND FIXTURES 

[P] 504.1 General. All plumbing fixtures shall be properly 
installed and maintained in working order, and shall be kept 
free from obstructions, leaks and defects and be capable of 
performing the function for which such plumbing fixtures are 
designed. All plumbing fixtures shall be maintained in a safe, 
sanitary and functional condition. 

[P] 504.2 Fixture clearances. Plumbing fixtures shall have 
adequate clearances for usage and cleaning. 

[P] 504.3 Plumbing system hazards. Where it is found that 
a plumbing system in a structure constitutes a hazard to the 
occupants or the structure by reason of inadequate service, 
inadequate venting, cross connection, backsiphonage, 
improper installation, deterioration or damage or for similar 
reasons, the code official shall require the defects to be cor- 
rected to eliminate the hazard. 



SECTION 505 
WATER SYSTEM 

505.1 General. Every sink, lavatory, bathtub or shower, 
drinking fountain, water closet or other plumbing fixture shall 
be properly connected to either a public water system or to an 
approved private water system. All kitchen sinks, lavatories, 
laundry facilities, bathtubs and showers shall be supplied 



2012 INTERNATIONAL PROPERTY MAINTENANCE CODE® 



19 



PLUMBING FACILITIES AND FIXTURE REQUIREMENTS 



with hot or tempered and cold running water in accordance 
with the International Plumbing Code. 

[P] 505.2 Contamination. The water supply shall be main- 
tained free from contamination, and all water inlets for 
plumbing fixtures shall be located above the flood-level rim 
of the fixture. Shampoo basin faucets, janitor sink faucets and 
other hose bibs or faucets to which hoses are attached and left 
in place, shall be protected by an approved atmospheric-type 
vacuum breaker or an approved permanently attached hose 
connection vacuum breaker. 

505.3 Supply. The water supply system shall be installed and 
maintained to provide a supply of water to plumbing fixtures, 
devices and appurtenances in sufficient volume and at pres- 
sures adequate to enable the fixtures to function properly, 
safely, and free from defects and leaks. 

505.4 Water heating facilities. Water heating facilities shall 
be properly installed, maintained and capable of providing an 
adequate amount of water to be drawn at every required sink, 
lavatory, bathtub, shower and laundry facility at a minimum 
temperature of 110°F (43°C). A gas-burning water heater 
shall not be located in any bathroom, toilet room, bedroom or 
other occupied room normally kept closed, unless adequate 
combustion air is provided. An approved combination tem- 
perature and pressure-relief valve and relief valve discharge 
pipe shall be properly installed and maintained on water heat- 



SECTION 506 
SANITARY DRAINAGE SYSTEM 

[P] 506.1 General. All plumbing fixtures shall be properly 
connected to either a public sewer system or to an approved 
private sewage disposal system. 

[P] 506.2 Maintenance. Every plumbing stack, vent, waste 
and sewer line shall function properly and be kept free from 
obstructions, leaks and defects. 

[Pj 506.3 Grease interceptors. Grease interceptors and auto- 
matic grease removal devices shall be maintained in accor- 
dance with this code and the manufacturer's installation 
instructions. Grease interceptors and automatic grease 
removal devices shall be regularly serviced and cleaned to 
prevent the discharge of oil, grease, and other substances 
harmful or hazardous to the building drainage system, the 
public sewer, the private sewage disposal system or the sew- 
age treatment plant or processes. All records of maintenance, 
cleaning and repairs shall be available for inspection by the 
code official. 



SECTION 507 
STORM DRAINAGE 

[P] 507.1 General. Drainage of roofs and paved areas, yards 
and courts, and other open areas on the premises shall not be 
discharged in a manner that creates a public nuisance. 



20 2012 INTERNATIONAL PROPERTY MAINTENANCE CODE® 



CHAPTER 6 

1ECHAN1CAL AND ELECTRICAL REQUIREMENTS 



SECTION 601 

GENERAL 

601.1 Scope. The provisions of this chapter shall govern the 
minimum mechanical and electrical facilities and equipment 
to be provided. 

601.2 Responsibility. The owner of the structure shall pro- 
vide and maintain mechanical and electrical facilities and 
equipment in compliance with these requirements. A person 
shall not occupy as owner-occupant or permit another person 
to occupy any premises which does not comply with the 
requirements of this chapter. 



SECTION 602 
HEATING FACILITIES 

602.1 Facilities required. Heating facilities shall be pro- 
vided in structures as required by this section. 

602.2 Residential occupancies. Dwellings shall be provided 
with heating facilities capable of maintaining a room temper- 
ature of 68°F (20°C) in all habitable rooms, bathrooms and 
toilet rooms based on the winter outdoor design temperature 
for the locality indicated in Appendix D of the International 
Plumbing Code. Cooking appliances shall not be used, nor 
shall portable unvented fuel-burning space heaters be used, as 
a means to provide required heating. 

Exception: In areas where the average monthly tempera- 
ture is above 30°F (-1°C), a minimum temperature of 65°F 
(18°C) shall be maintained. 

602.3 Heat supply. Every owner and operator of any build- 
ing who rents, leases or lets one or more dwelling units or 
sleeping units on terms, either expressed or implied, to fur- 
nish heat to the occupants thereof shall supply heat during the 
period from [DATE] to [DATE] to maintain a minimum temper- 
ature of 68°F (20°C) in all habitable rooms, bathrooms and 
toilet rooms. 

Exceptions: 

1 . When the outdoor temperature is below the winter 
outdoor design temperature for the locality, mainte- 
nance of the minimum room temperature shall not 
be required provided that the heating system is 
operating at its full design capacity. The winter out- 
door design temperature for the locality shall be as 
indicated in Appendix D of the International 



Plumbing Code. 



2. 



In areas where the average monthly temperature is 
above 30°F (-1°C) a minimum temperature of 65°F 
(18°C) shall be maintained. 



602.4 Occupiable work spaces. Indoor occupiable work 
spaces shall be supplied with heat during the period from 
[DATE] to [DATE] to maintain a minimum temperature of 65 °F 
(18°C) during the period the spaces are occupied. 

Exceptions: 

1 . Processing, storage and operation areas that require 
cooling or special temperature conditions. 

2. Areas in which persons are primarily engaged in 
vigorous physical activities. 

602.5 Room temperature measurement. The required room 
temperatures shall be measured 3 feet (914 mm) above the 
floor near the center of the room and 2 feet (610 mm) inward 
from the center of each exterior wall. 



SECTION 603 
MECHANICAL EQUIPMENT 

603.1 Mechanical appliances. All mechanical appliances, 
fireplaces, solid fuel-burning appliances, cooking appliances 
and water heating appliances shall be properly installed and 
maintained in a safe working condition, and shall be capable 
of performing the intended function. 

603.2 Removal of combustion products. All fuel-burning 
equipment and appliances shall be connected to an approved 
chimney or vent. 

Exception: Fuel-burning equipment and appliances which 
are labeled for unvented operation. 

603.3 Clearances. All required clearances to combustible 
materials shall be maintained. 

603.4 Safety controls. All safety controls for fuel-burning 
equipment shall be maintained in effective operation. 

603.5 Combustion air. A supply of air for complete combus- 
tion of the fuel and for ventilation of the space containing the 
fuel-burning equipment shall be provided for the fuel-burning 
equipment. 

603.6 Energy conservation devices. Devices intended to 
reduce fuel consumption by attachment to a fuel-burning 
appliance, to the fuel supply line thereto, or to the vent outlet 
or vent piping therefrom, shall not be installed unless labeled 
for such purpose and the installation is specifically approved. 



SECTION 604 
ELECTRICAL FACILITIES 

604.1 Facilities required. Every occupied building shall be 
provided with an electrical system in compliance with the 
requirements of this section and Section 605. 



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MECHANICAL AND ELECTRICAL REQUIREMENTS 



604.2 Service. The size and usage of appliances and equip- 
ment shall serve as a basis for determining the need for addi- 
tional facilities in accordance with NFPA 70. Dwelling units 
shall be served by a three- wire, 120/240 volt, single-phase 
electrical service having a minimum rating of 60 amperes. 

604.3 Electrical system hazards. Where it is found that the 
electrical system in a structure constitutes a hazard to the 
occupants or the structure by reason of inadequate service, 
improper fusing, insufficient receptacle and lighting outlets, 
improper wiring or installation, deterioration or damage, or 
for similar reasons, the code official shall require the defects 
to be corrected to eliminate the hazard. 

604.3.1 Abatement of electrical hazards associated with 
water exposure. The provisions of this section shall gov- 
ern the repair and replacement of electrical systems and 
equipment that have been exposed to water. 

604.3.1.1 Electrical equipment. Electrical distribu- 
tion equipment, motor circuits, power equipment, trans- 
formers, wire, cable, flexible cords, wiring devices, 
ground fault circuit interrupters, surge protectors, 
molded case circuit breakers, low-voltage fuses, lumi- 
naires, ballasts, motors and electronic control, signaling 
and communication equipment that have been exposed 
to water shall be replaced in accordance with the provi- 
sions of the International Building Code. 

Exception: The following equipment shall be 
allowed to be repaired where an inspection report 
from the equipment manufacturer or approved man- 
ufacturer's representative indicates that the equip- 
ment has not sustained damage that requires 
replacement: 

1 . Enclosed switches, rated a maximum of 600 

volts or less; 

2. Busway, rated a maximum of 600 volts; 

3. Panelboards, rated a maximum of 600 volts; 

4. Switchboards, rated a maximum of 600 
volts; 

5. Fire pump controllers, rated a maximum of 
600 voltss; 

6. Manual and magnetic motor controllers; 

7. Motor control centers; 

8. Alternating current high-voltage circuit 
breakers; 

9. Low-voltage power circuit breakers; 

10. Protective relays, meters and current trans- 
formers; 

1 1 . Low- and medium-voltage switchgear; 

12. Liquid-filled transformers; 

13. Cast-resin transformers; 

14. Wire or cable that is suitable for wet loca- 
tions and whose ends have not been exposed 
to water; 



15. Wire or cable, not containing fillers, that is 
suitable for wet locations and whose ends 
have not been exposed to water; 

16. Luminaires that are listed as submersible; 

17. Motors; 

18. Electronic control, signaling and communi- 
cation equipment. 

604.3.2 Abatement of electrical hazards associated with 
fire exposure. The provisions of this section shall govern 
the repair and replacement of electrical systems and equip- 
ment that have been exposed to fire. 

604.3.2.1 Electrical equipment. Electrical switches, 
receptacles and fixtures, including furnace, water heat- 
ing, security system and power distribution circuits, 
that have been exposed to fire, shall be replaced in 
accordance with the provisions of the International 
Building Code. 

Exception: Electrical switches, receptacles and fix- 
tures that shall be allowed to be repaired where an 
inspection report from the equipment manufacturer 
or approved manufacturer's representative indicates 
that the equipment has not sustained damage that 
requires replacement. 



SECTION 605 
ELECTRICAL EQUIPMENT 

605.1 Installation. All electrical equipment, wiring and 
appliances shall be properly installed and maintained in a safe 
and approved manner. 

605.2 Receptacles. Every habitable space in a dwelling shall 
contain at least two separate and remote receptacle outlets. 
Every laundry area shall contain at least one grounded-type 
receptacle or a receptacle with a ground fault circuit inter- 
rupter. Every bathroom shall contain at least one receptacle. 
Any new bathroom receptacle outlet shall have ground fault 
circuit interrupter protection. AH receptacle outlets shall have 
the appropriate faceplate cover for the location. 

605.3 Luminaires. Every public hall, interior stairway, toilet 
room, kitchen, bathroom, laundry room, boiler room and fur- 
nace room shall contain at least one electric luminaire. Pool 
and spa luminaries over 1 5 V shall have ground fault circuit 
interrupter protection. 

605.4 Wiring. Flexible cords shall not be used for permanent 
wiring, or for running through doors, windows, or cabinets, 
or concealed within walls, floors, or ceilings. 



SECTION 606 
ELEVATORS, ESCALATORS AND DUMBWAITERS 

606.1 General. Elevators, dumbwaiters and escalators shall 
be maintained in compliance with ASME A17.1. The most 
current certificate of inspection shall be on display at all 
times within the elevator or attached to the escalator or dumb- 
waiter, be available for public inspection in the office of the 



22 



2012 INTERNATIONAL PROPERTY MAINTENANCE CODE® 



MECHANICAL AND ELECTRICAL REQUIREMENTS 



building operator or be posted in a publicly conspicuous 
location approved by the code official. The inspection and 
tests shall be performed at not less than the periodic intervals 
listed in ASME A17.1, Appendix N, except where otherwise 
specified by the authority having jurisdiction. 

606.2 Elevators. In buildings equipped with passenger eleva- 
tors, at least one elevator shall be maintained in operation at 
all times when the building is occupied. 

Exception: Buildings equipped with only one elevator 
shall be permitted to have the elevator temporarily out of 
service for testing or servicing. 



SECTION 607 
DUCT SYSTEMS 

607.1 General. Duct systems shall be maintained free of 
obstructions and shall be capable of performing the required 
function. 



2012 INTERNATIONAL PROPERTY MAINTENANCE CODE® 



23 



24 201 2 INTERNATIONAL PROPERTY MAINTENANCE CODE® 



CHAPTER 7 



SECTION 701 

GENERAL 

701.1 Scope. The provisions of this chapter shall govern the 
minimum conditions and standards for fire safety relating to 
structures and exterior premises, including fire safety facili- 
ties and equipment to be provided. 

701.2 Responsibility. The owner of the premises shall pro- 
vide and maintain such fire safety facilities and equipment in 
compliance with these requirements. A person shall not 
occupy as owner-occupant or permit another person to 
occupy any premises that do not comply with the require- 
ments of this chapter. 



SECTION 702 
MEANS OF EGRESS 

[F] 702.1 General. A safe, continuous and unobstructed path 
of travel shall be provided from any point in a building or 
structure to the public way. Means of egress shall comply 
with the International Fire Code. 

[F] 702.2 Aisles. The required width of aisles in accordance 
with the International Fire Code shall be unobstructed. 

[F] 702.3 Locked doors. All means of egress doors shall be 
readily openable from the side from which egress is to be 
made without the need for keys, special knowledge or effort, 
except where the door hardware conforms to that permitted 
by the International Building Code. 

[F] 702.4 Emergency escape openings. Required emergency 
escape openings shall be maintained in accordance with the 
code in effect at the time of construction, and the following. 
Required emergency escape and rescue openings shall be 
operational from the inside of the room without the use of 
keys or tools. Bars, grilles, grates or similar devices are per- 
mitted to be placed over emergency escape and rescue open- 
ings provided the minimum net clear opening size complies 
with the code that was in effect at the time of construction 
and such devices shall be releasable or removable from the 
inside without the use of a key, tool or force greater than that 
which is required for normal operation of the escape and res- 
cue opening. 



SECTION 703 
FIRE-RESISTANCE RATINGS 

[F] 703.1 Fire-resistance-rated assemblies. The required 
fire-resistance rating of fire-resistance-rated walls, fire stops, 
shaft enclosures, partitions and floors shall be maintained. 

[F] 703.2 Opening protectives. Required opening protec- 
tives shall be maintained in an operative condition. All fire 
and smokestop doors shall be maintained in operable condi- 
tion. Fire doors and smoke barrier doors shall not be blocked 
or obstructed or otherwise made inoperable. 



SECTION 704 
FIRE PROTECTION SYSTEMS 

[F] 704.1 General. All systems, devices and equipment to 
detect a fire, actuate an alarm, or suppress or control a fire or 
any combination thereof shall be maintained in an operable 
condition at all times in accordance with the International 
Fire Code. 

[F] 704.1.1 Automatic sprinkler systems. Inspection, 
testing and maintenance of automatic sprinkler systems 
shall be in accordance with NFPA 25. 

[F] 704.2 Smoke alarms. Single- or multiple- station smoke 
alarms shall be installed and maintained in Groups R-2, R-3, 
R-4 and in dwellings not regulated in Group R occupancies, 
regardless of occupant load at all of the following locations: 

1. On the ceiling or wall outside of each separate sleeping 
area in the immediate vicinity of bedrooms. 

2. In each room used for sleeping purposes. 

3. In each story within a dwelling unit, including base- 
ments and cellars but not including crawl spaces and 
uninhabitable attics. In dwellings or dwelling units with 
split levels and without an intervening door between 
the adjacent levels, a smoke alarm installed on the 
upper level shall suffice for the adjacent lower level 
provided that the lower level is less than one full story 
below the upper level. 

Single- or multiple-station smoke alarms shall be installed 
in other groups in accordance with the International Fire 
Code. 

[F] 704.3 Power source. In Group R occupancies and in 
dwellings not regulated as Group R occupancies, single-sta- 
tion smoke alarms shall receive their primary power from the 
building wiring provided that such wiring is served from a 
commercial source and shall be equipped with a battery 
backup. Smoke alarms shall emit a signal when the batteries 
are low. Wiring shall be permanent and without a disconnect- 
ing switch other than as required for overcurrent protection. 

Exception: Smoke alarms are permitted to be solely bat- 
tery operated in buildings where no construction is taking 
place, buildings that are not served from a commercial 
power source and in existing areas of buildings undergo- 
ing alterations or repairs that do not result in the removal 
of interior wall or ceiling finishes exposing the structure, 
unless there is an attic, crawl space or basement available 
which could provide access for building wiring without 
the removal of interior finishes. 

[F] 704.4 Interconnection. Where more than one smoke 
alarm is required to be installed within an individual dwelling 
unit in Group R-2, R-3, R-4 and in dwellings not regulated as 
Group R occupancies, the smoke alarms shall be intercon- 
nected in such a manner that the activation of one alarm will 
activate all of the alarms in the individual unit. The alarm 



2012 INTERNATIONAL PROPERTY MAINTENANCE CODE 8 



25 



FIRE SAFETY REQUIREMENTS 



shall be clearly audible in all bedrooms over background 
noise levels with all intervening doors closed. 

Exceptions: 

1. Interconnection is not required in buildings which 
are not undergoing alterations, repairs or construc- 
tion of any kind. 

2. Smoke alarms in existing areas are not required to 
be interconnected where alterations or repairs do not 
result in the removal of interior wall or ceiling fin- 
ishes exposing the structure, unless there is an attic, 
crawl space or basement available which could pro- 
vide access for interconnection without the removal 
of interior finishes. 



26 201 2 INTERNATIONAL PROPERTY MAINTENANCE CODE® 



CHAPTER 8 

REFERENCED STANDARDS 



This chapter lists the standards that are referenced in various sections of this document. The standards are listed herein by the 
promulgating agency of the standard, the standard identification, the effective date and title and the section or sections of this 
document that reference the standard. The application of the referenced standards shall be as specified in Section 102.7. 



ASME 



American Society of Mechanical Engineers 

Three Park Avenue 

New York. NY 10016-5990 



Standard 
reference 
number 



Title 



Referenced 

in code 

section number 



A17.1/CSAB44— 2007 



Safety Code for Elevators and Escalators 606.1 



ASTM 



Standard 
reference 
number 



F 1346—91 (2003) 



ICC 



Standard 
reference 
number 



1BC— 12 
IEBC— 12 
1FC— 12 
IFGC— 12 
IMC— 12 
IPC— 12 
IRC— 12 
IZC— 12 



NFP 



Standard 
reference 
number 



25—11 
70—11 



ASTM International 

100 Barr Harbor Drive 

West Conshohocken. PA 19428-2959 



Title 



Referenced 

in code 

section number 



Performance Specifications for Safety Covers and Labeling Requirements 

for All Covers for Swimming Pools, Spas and Hot Tubs 303.2 



International Code Council 
500 New Jersey Avenue, N W 
6th Floor 

Washington, DC 20001 

- Referenced 

in code 
Yitie section number 

InternationalBuilding Code® 102.3, 201 .3, 401.3, 702.3 

International Existing Building Code® 305.1.1, 306.1.1 

International Fire Code* 201.3, 604.3.1.1. 604.3.2.1, 702.1, 702.2, 704.1. 704.2 

International Fuel Gas Code® 102 -3 

International Mechanical Code® ' 02.3, 201 .3 

International Plumbing Code® 201.3, 505.1, 602.2, 602.3 

International Residential Code® 201 .3 

International Zoning Code® ' °2.3, 201.3 



National Fire Protection Association 
1 Batterymarch Park 
Quincy, MA 02269 



Title 



Referenced 

in code 

section number 



Inspection, Testing and Maintenance of Water-Based Fire Protection Systems 704.1.1 

National Electrical Code 102.4, 201.3. 604.2 



2012 INTERNATIONAL PROPERTY MAINTENANCE CODE 1 " 



27 



28 2012 INTERNATIONAL PROPERTY MAINTENANCE CODE® 



APPENDIX A 

BOARDING STANDARD 

The provisions contained in this appendix are not mandatory unless specifically referenced in the adopting ordinance. 



A101 
GENERAL 

A101.1 General. All windows and doors shall be boarded in 
an approved manner to prevent entry by unauthorized per- 
sons and shall be painted to correspond to the color of the 
existing structure. 



with screws and nails alternating every 6 inches (152 mm) on 
center. 

A 103.5 Doors. Doors shall be secured by the same method as 
for windows or door openings. One door to the structure shall 
be available for authorized entry and shall be secured and 
locked in an approved manner. 



A102 

MATERIALS 

A102.1 Boarding sheet material. Boarding sheet material 
shall be minimum 7,-inch (12.7 mm) thick wood structural 
panels complying with the International Building Code. 

A102.2 Boarding framing material. Boarding framing 
material shall be minimum nominal 2-inch by 4-inch (51 mm 
by 102 mm) solid sawn lumber complying with the Interna- 
tional Building Code. 

A 102.3 Boarding fasteners. Boarding fasteners shall be 
minimum %-inch (9.5 mm) diameter carriage bolts of such a 
length as required to penetrate the assembly and as required 
to adequately attach the washers and nuts. Washers and nuts 
shall comply with the International Building Code. 



IBC— 12 



A104 
REFERENCED STANDARDS 

International Building Code A 102.1, A 102.2, 

A102.3 



A103 
INSTALLATION 

A103.1 Boarding installation. The boarding installation 
shall be in accordance with Figures A103.1 (1 ) and A103.1(2) 
and Sections A103.2 through A103.5. 

A103.2 Boarding sheet material. The boarding sheet mate- 
rial shall be cut to fit the door or window opening neatly or 
shall be cut to provide an equal overlap at the perimeter of the 
door or window. 

A103.3 Windows. The window shall be opened to allow the 
carriage bolt to pass through or the window sash shall be 
removed and stored. The 2-inch by 4-inch (51 mm by 102 
mm) strong back framing material shall be cut minimum 2 
inches (51 mm) wider than the window opening and shall be 
placed on the inside of the window opening 6 inches mini- 
mum above the bottom and below the top of the window 
opening. The framing and boarding shall be predrilled. The 
assembly shall be aligned and the bolts, washers and nuts 
shall be installed and secured. 

A 103.4 Door walls. The door opening shall be framed with 
minimum 2-inch by 4-inch (51 mm by 102 mm) framing 
material secured at the entire perimeter and vertical members 
at a maximum of 24 inches (610 mm) on center. Blocking 
shall also be secured at a maximum of 48 inches (1219 mm) 
on center vertically. Boarding sheet material shall be secured 



2012 INTERNATIONAL PROPERTY MAINTENANCE CODE® 



29 



APPENDIX A 



3«S inch carnage bolls. 

Bolts shall be loiig enough to extend from trse 

exterior plywood through the inferior plywood 

, and strong backs and fastened from the interior 

/ with a nut. 

/ 



/ 



I 



1/2 inch CDX Plywood or 
Performance rated OSB 



f~ - . I 



■ 2" x 4* Strong Backs 



i - ■■■■• JUcf f T* , '^^^^^^^H^^^B 



•■ Window Frame 



/ 2" x A" Strong Backs 
/ 



"-«««■ 






\ "■--au 

\ m inch carriage bote. 

Bolts shall be tonrj enough to extend from the 
exterior plywood through the interior plywood 
and strcng backs and fastened from the interior 
■MAi a nut. 

FIGURE A103.1(1) 
BOARDING OF DOOR OR WINDOW 



,■ 1/2 inch COX plywood or performance rated DBS shall be secured 
/ to header, baseplate, studs, stiles, and edge blocking using alternate 



eacter 



ii 



:B : " 



/ T x 4" stile 



| / Door wall frame 



-'2" x 4" base 
plate 



vertically along edge \ i" x 4" studs 

of each sheet of plywood Spaced 24' on center 

or OSB 

FIGURE A103.1(2) 
BOARDING OF DOOR WALL 



30 2012 INTERNATIONAL PROPERTY MAINTENANCE CODE® 



1MDEX 



A 

ACCESS 

Emergency egress 702 

From bedrooms 404.4.2 

Plumbing fixtures, access for cleaning 504.2 

To public way 702.1 

Toilet room as passageway 503.1 

Water closet 404.4.3 

ADJACENT 
Privacy (hotel units, rooming units) 404.1 

ADMINISTRATION 
Scope 101.2 

AGENT (See also OPERATOR, OWNER) 
Definition 202 

AIR 
Combustion air 603.5 

AISLES 
Minimum width 702.2 

ALTERATION 

Applicability of other codes 102.3 

Inspection 104.2 

Prosecution 106.3 

Unlawful acts 106.1 

ANCHOR 

Anchored, definition 202 

Architectural trim 304.8 

Signs, marquees and awnings 304.9 

Unsafe conditions 304.1 .1 

APPEAL 

Application 111.1 

Board decision 111.6 

Board of appeals 1 1 1 .2 

Court review 1 1 1 .7 

Disqualification 111 .2.3 

Financial interest 111 .2.3 

Hearing, emergency orders 109.6 

Membership 1 1 1 .2 

Notice of appeal 111.1 

Postponed hearing 1 1 1 .5 

Records 104.6 

Right to appeal 111.1 

Vote 111.6 

APPLIANCE 

Cooking 403.3, 602.2 

Mechanical 603.1 

APPLICABILITY 
Application of references 102.9 



General 102.1 

Other laws 102.10 

Referenced codes and standards 102.7 

APPROVAL 

Alternatives 105.2 

Authority 104.1, 105.2 

Modifications 105.1 

Research reports 1 05.6 

Used material and equipment 105.4 

APPROVED 
Alternative materials, methods and 

equipment 105.2 

Definition 202 

Energy conservation devices 603.6 

Garbage storage facilities 308.3.1 

Modifications 105.1 

Used materials and equipment 105.4 

ARTIFICIAL 

Lighting of habitable rooms 401 .3 

Lighting of other spaces 402.3 

AUTOMOBILE 
Motor vehicles 302.8 

AWNING 
Signs, marquees and awnings 304.9 

B 

BALCONY 

Handrails and guardrails 304.12 

BASEMENT 

Definition 202 

Hatchways 304.16 

Windows 304.17 

BATHROOM 

Common bathrooms 502.3, 503.1 

Hotels 502.3 

Lighting 605.3 

Locks 503.1 

Outlets required 605.2 

Privacy 503.1 

Ventilation 403.2 

BATHTUB 

Dwelling units 502.1 

Rooming houses 502.2 

Sewage system 506.1 

Water-heating facilities 505.4 

Water system 505.1 



2012 INTERNATIONAL PROPERTY MAINTENANCE CODE® 



31 



INDEX 



BOARDING 

Boarding standard Appendix A 

BOILER 

Unsafe equipment 1 08. 1 .2 

C 
CAPACITY 

Heating facilities 602.2, 602.3, 602.4 

CAR (See AUTOMOBILE) 

CEILING 

Basement rooms 404.3 

Fire-resistance ratings 703.1 

Interior surfaces 305.3 

Minimum height 404.3 

Sleeping rooms 404.3 

CHANGE, MODIFY 
Application of other codes 102.3 

CHIMNEY 

Exterior structure 304.1 1 

Flue 603.2, 603.3 

CLEANING 

Access for cleaning 504.2 

Disposal of garbage 308.3 

Disposal of rubbish 308.2 

Interior and exterior sanitation 308.1 

Interior surfaces 305.3 

Plumbing facilities, maintained 504.1 

Required plumbing facilities 502 

Responsibility of persons 305.1 

Trash containers 308.3.2 

Vacant structures and land 301.3 

CLEARANCE 

Heating facilities 603.3 

Plumbing fixtures 504.2 

CLOSING 

Streets 109.3 

Vacant structures 108.2 

CLOTHES DRYER 
Exhaust 403.5 

CODE OFFICIAL 

Condemnation 108.1 

Demolition 110 

Duties 1 04 

Emergency order 1 09 

Enforcement authority 104.1 

Failure to comply with demolition order 1 1 0.3 

Identification 104.3 

Inspections 104.2 

Liability, relief of personal 103.4 

Membership of board of appeals 1 1 1 .2 

Notice of violation 104.5, 107 



Notices and orders 107 

Official records 1 04.6 

Personal liability 1 03.4 

Placarding 108.4 

Prosecution 106.3 

Removal of placard 108.4.1 

Right of entry 1 04.3 

Transfer of ownership 107.6 

Vacant structures 1 08.2 

Voting of appeals board 1 1 1 .2, 1 1 1 .6 

COMBUSTION 
Combustion air 603.5 

COMPONENT SERVICEABILITY 
Unsafe conditions 306.1 .1 

CONDEMNATION 

Closing of vacant structures 108.2 

Failure to comply 1 10.3 

General 108.1 

Notices and orders 108.2, 108.3 

Placarding 108.4 

Removal of placard 108.4.1 

CONFLICT 

Conflict of interest 111 .2.3 

Violations 106.1 

CONNECTION 

Sewage system 506.1 

Water heating 505.4 

Water system 505.1 

CONSTRUCTION 
Existing structures 101 .2 

CONTAINER 

Garbage 308.3.2 

Rubbish storage 308.2.1 

CONTINUOUS 
Unobstructed egress 702.1 

CONTROL 

Rodent control 302.5, 304.5 

Safety controls 603.4 

Weed 302.4 

COOLING 
Cooling towers 304.1 1 

CORRIDOR 

Accumulation of rubbish 308.1 

Light 402.2 

Lighting fixtures 605.3 

Obstructions 702.1, 702.2 

Ratings maintained 703 

D 
DAMP, DAMPNESS 

Roofs 304.7 



32 



2012 INTERNATIONAL PROPERTY MAINTENANCE CODE® 



INDEX 



Window, doorframes 304.13 

DANGEROUS, HAZARDOUS 

Condemnation 108.1 

Demolition 110 

Electrical hazards 604.3, 604.3.1 

Existing remedies 102.4 

Imminent danger 202 

Unsafe equipment 108.1.2 

Unsafe structures or premises 108.1.5 

DECKS 

Handrails and guardrails 304.12 

Maintenance 304.2, 304.10 

DEMOLITION 

Existing remedies 102.4 

Failure to comply 1 1 0.3 

General 110 

Order 110.2 

Salvage materials 1 10.4 

DETECTORS 
Smoke 704 

DETERIORATION 

Components of systems 306.1 .1 

Definition 202 

Exterior structure 304.1 .1 

Exterior walls 304.6 

DIRECT 
Egress 702.1 

DISPOSAL 

Disposal of garbage 308.3 

Disposal of rubbish 308.2 

DOOR 

Exit doors 702.3 

Fire 703.2 

Hardware 304.15 

Insect screens 304.14 

Interior surfaces 305.3 

Locks 304.15, 702.3 

Maintenance 304.13, 304.15 

Weather tight 304.13 

Window and door frames 304.13 

DORMITORY (ROOMING HOUSE, HOTEL, MOTEL) 

Locked doors 702.3 

Privacy 503.1 , 503.2 

DRAIN, DRAINAGE 

Basement hatchways 304.16 

Plumbing connections 506 

Storm drainage 507 

DUCT 

Exhaust duct 304.9 

Duct systems 607 



DUST 
Process ventilation 403.4 

DWELLING 

Cleanliness 305.1 , 308.1 

Definition 202 

Electrical 604.1 

Heating facilities 602 

Required facilities 502 

E 

EGRESS 

Aisles 702.2 

Emergency escape 702.4 

General 702.1 

Lighting 402.2 

Locked doors 702.3 

Obstructions prohibited 702.1 

Stairs, porches and railings 304.10, 

305.4, 305.5, 307.1 

ELECTRIC, ELECTRICAL EQUIPMENT 

Abatement of hazards, fire exposure 604.3.2 

Abatement of hazards, water exposure 604.3.1 

Condemnation 108.1 

Electrical equipment 604.3.1 .1 

Facilities required 604.1 

Hazards 604.3 

Installation 605.1 

Lighting fixtures 605.3 

Receptacles 604.3, 605.2 

Responsibility 601 .2 

Service 604.2 

ELEVATOR, ESCALATORS, DUMBWAITERS 

Condemnation 108.1 

General 606.1 

Maintenance 606.1 , 606.2 

EMERGENCY 

Emergency escape openings 702.4 

Emergency measures 109 

Emergency orders 109.1 

ENFORCEMENT 

Duties and powers 1 04 

Scope 101.2 

EQUIPMENT 

Alternative 105.2 

Combustion air 603.5 

Condemnation 108.1.2, 108.3 

Electrical installation 605.1 

Emergency order 109.1 

Energy conservation devices 603.6 

Installation 603.1 



2012 INTERNATIONAL PROPERTY MAINTENANCE CODE® 



33 



INDEX 



Interior structure 305.1 

Placarding 108.4, 108.5 

Prohibited use 108.5 

Responsibility 601 .2 

Safety controls 603.4 

Scope 101.2 

Scope, mechanical and electrical 601.1 

Support, definition 202 

Unsafe 108.1.2 

Used 105.4 

EXHAUST 

Clothes dryer 403.5 

Exhaust ducts 304.9 

Process ventilation 403.4 

EXISTING 

Remedies 102.4 

Scope 101.2 

Structural members 304.1 .1 , 304.4 

Structures 101 .3 

EXTERIOR 

Decorative features 304.8 

Exterior structure 304 

Exterior walls 304.6 

Painting 304.2, 304.6 

Rodent harborage 302.5, 304.5 

Sanitation 304.1 

Scope 301.1 

Stair 304.10 

Street numbers 304.3 

Unsafe conditions 304.1 .1 

Weather tight 304.13 



FAN 

Exhaust vents 302.6 

FEES, EXPENSES, COST 

Closing vacant structures 108.2 

Demolition 110.1, 110.3, 110.4 

Extermination 309.2, 309.3, 309.4, 309.5 

General 1 03.5 

Relief from personal liability 103.4 

FENCE 

Accessory 302.7 

Maintenance 304.2 

FIRE 

Automatic sprinkler systems 704.1 .1 

Fire-resistance-rated assemblies 703.1 

Fire protection systems 704 

Responsibility, fire safety 701.2 

Scope 101.2 



Scope, fire safety 701 .1 

Smoke alarms 704.2 

FLAMMABLE LIQUID 
Containers 1 08.1 .2 

FLOOR, FLOORING 

Area for sleeping purposes 404.4.1 

Fire-resistance ratings 703.1 

Interior surfaces 305.1, 305.3 

Space requirements 404.4.1, 404.6 

FOOD PREPARATION 

Cooking equipment 403.3 

Sanitary condition 305.1, 404.7 

Ventilation 403.4 

FOUNDATION 

Condemnation 108.1 .1 

Foundation walls 304.5 

Unsafe conditions 304.1 .1 , 305.1 .1 

FRAME 
Window and door frames 304. 1 3 

G 
GAS 

Energy conservation devices 603.6 

Exhaust vents 302.6 

GLAZING 
Materials 304.13.1 

GRADE 
Drainage 302.2, 507 

GUARD 

Anchorage and maintenance 304.12 

Basement windows 304.18.2 

Definition 202 

H 
HABITABLE 

Definition 202 

Light 402 

Minimum ceiling height 404.3 

Minimum room width 404.2 

Required plumbing facilities 502 

Residential heating facilities 602.2, 602.3 

Space requirements 404.4.1 

Ventilation 403 

HANDRAILS AND GUARDRAILS 

Handrails 304.12, 305.5, 307.1 

Stairs and porches 304.10 

HARDWARE 

Door hardware 304.15, 702.3 

Openable windows 304.13.2 



34 



2012 INTERNATIONAL PROPERTY MAINTENANCE CODE 8 



INDEX 



HAZARDOUS (See DANGEROUS, HAZARDOUS) 

HEAT, HEATING 

Energy conservation devices 603.6 

Fireplaces 603.1 

Heating 60 3.1 

Mechanical equipment 603.1 

Required capabilities 602 

Residential heating 602.2, 602.3 

Supply 602.3 

Water heating facilities 505.4 

Water system 505 

HEIGHT 
Minimum ceiling height 404.3 

HOT (See HEAT, HEATING) 

HOTELS, ROOMING HOUSES AND DORMITORY 
UNITS, MOTELS 

Definition 202 

Locked doors 702.3 

Required facilities 502 

Toilet rooms 503 

HOUSEKEEPING UNIT 
Definition 202 

S 
IDENTIFICATION 

Code official 104.4 

INFESTATION 

Condemnation 108.1.3 

Definition 202 

Insect and rodent 302.5, 304.14, 309.1 

INSECTS 

Infestation 309.1 

Insect screens 304.14 

Pest elimination 309 

INSPECTIONS 

General 1 04.2 

Right of entry 104.3 

INSPECTOR 

Identification 104.4 

Inspections 104.2 

Records 104.6 

INTENT 
Code 101.3 

INTERIOR 

Interior structure 305 

Interior surfaces 305.3 

Means of egress 702 

Sanitation 305.1 

Unsafe conditions 305.1 .1 



JURISDICTION 

Title 101.1 

K 

KITCHEN 

Electrical outlets required 605.2 

Minimum width 404.2 

Prohibited use 404.4.4 

Room lighting 605.3 

Water heating facilities 505.4 

L 
LANDING 

Handrails and guards 304.12, 

305.5, 306.1 
Maintenance 304.10, 305.4 

LAUNDRY 

Room lighting 605.3 

Water-heating facilities 505.4 

LAVATORY 

Hotels 502.3 

Required facilities 502 

Rooming houses 502.2 

Sanitary drainage system 506 

Water-heating facilities 505.4 

Water system 505 

LEASE (SELL, RENT) 

Heat supplied 602.3 

Salvage materials 1 1 0.4 

Transfer of ownership 107.6 

LIEN 

Closing of vacant structures 108.2 

Demolition 1 1 0.3 

Failure to comply 1 1 0.3 

LIGHT, LIGHTING 

Common halls and stairways 402.2, 605.3 

General 402 

Habitable rooms 402.1 

Kitchen 605.3 

Laundry rooms 605.3 

Luminaires 605.3 

Other spaces 402.3 

Responsibility 401 .2 

Scope 101.2 

Toilet rooms 605.3 

LIVING ROOM 
Room area 404.4.1 



2012 INTERNATIONAL PROPERTY MAINTENANCE CODE® 



35 



INDEX 



LOAD, LOADING 

Elevators, escalators and dumbwaiters 606.1 

Handrails and guardrails 304.12, 305.5 

Live load 304.4, 305.2 

Stairs and porches 304.10, 305.2 

Structural members 304.4, 305.2 

M 

MAINTENANCE 
Required 102.2 

MATERIAL 

Alternative 1 ° 5 - 2 

Salvage 1 1 °- 4 

Used 105.4 

MEANS OF EGRESS (See EGRESS) 

MECHANICAL 

Installation 603.1 

Responsibility 601 .2 

Scope 601.1 

Ventilation, general 403 

Ventilation, toilet rooms 403.2 

MINIMUM 

Ceiling height 404.3 

Room area 404.4.1 

Room width 404.2 

MODIFICATION 
Approval "105.1 

MOTEL (See HOTELS) 

MOTOR VEHICLES 

Inoperative 302.8 

Painting 302.8 

N 

NATURAL 

Lighting 401.3,402 

Ventilation 401 .3, 403 

NOTICES AND ORDERS 

Appeal 111 - 1 

Form 107.2 

Method of service 107.3 

Orders 107 

Owner, responsible person 107.1 

Penalties 1 07.5 

Placarding of structure 108.4 

Transfer of ownership 107.6 

Unauthorized tampering 107.4 

Vacating structure 108.2 

NOXIOUS 

Process ventilation 403.4 

Weeds 302.4 



NUISANCE 

Closing of vacant structures. 



108.2 



OBSTRUCTION 

Light 402.1 

Right of entry 104.3 

OCCUPANCY (See USE) 

OPENABLE 

Locked doors 702.3 

Windows 304.13.2, 403.1 

OPERATOR 
Definition 202 

ORDER (See NOTICE) 

ORDINANCE, RULE 

Applicability 1 02 

Application for appeal 111-1 

OUTLET 
Electrical 605.2 

OWNER 

Closing of vacant structures 108.2 

Definition 202 

Demolition 110 

Failure to comply 1 10.3 

Insect and rat control 302.5, 309.2, 309.4 

Notice 107.1,108.3 

Pest elimination 309.2 

Placarding of structure 108.4 



Responsib 
Responsib 
Responsib 
Responsib 
Responsib: 



lity 301.2 

lity, fire safety 701 .2 

lity, light, ventilation 401 .2 

lity, mechanical and electrical 601 .2 

lity, plumbing facilities 501 .2 

Right of entry 104.3 

Rubbish storage 308.2.1 

Scope 101-2 

Transfer of ownership 107.6 



PASSAGEWAY 

Common hall and stairway 402.2 

Interior surfaces 305.3 

Toilet rooms, direct access 503.1 

PENALTY 

Notices and orders 107.5 

Placarding of structure 108.4 

Prohibited occupancy 108.5 

Removal of placard 108.4.1 

Scope 101.2 

Violations 106.4 



36 



2012 INTERNATIONAL PROPERTY MAINTENANCE CODE® 



INDEX 



PEST ELIMINATION 

Condemnation 108.1 

Definition 202 

Insect and rodent control 302.5, 304.5, 304.14, 309.1 

Pest elimination 309.1 

Responsibility of owner 301 .2, 309.2 

Responsibility of tenant-occupant. 309.3, 309.4, 309.5 

PLACARD, POST 

Closing 108.2 

Condemnation 108.1 

Demolition 110 

Emergency, notice 109.1 

Notice to owner 107.1, 108.3 

Placarding of structure 108.4 

Prohibited use 108.5 

Removal 108.4.1 

PLUMBING 

Clean and sanitary 504.1 

Clearance 504.2 

Connections 505.1 

Contamination 505.2 

Employee's facilities 503.3 

Fixtures 504.1 

Required facilities 502 

Responsibility 501 .2 

Sanitary drainage system 506 

Scope 501.1 

Storm drainage 507 

Supply 505.3 

Water heating facilities 505.4 

PORCH 

Handrails 304.12 

Structurally sound 304.10 

PORTABLE (TEMPORARY) 
Cooking equipment 603.1 

PRESSURE 
Water supply 505.3 

PRIVATE, PRIVACY 

Bathtub or shower 503.1 

Occupancy limitations 404.1 

Required plumbing facilities 502 

Sewage system 506.1 

Water closet and lavatory 503.1 

Water system 505.1 

PROPERTY, PREMISES 

Cleanliness 304.1 , 308.1 

Condemnation 108 

Definition 202 

Demolition 110 

Emergency measures 109 

Exterior areas 302 



Failure to comply 1 1 0.3 

Grading and drainage 302.2 

Pest elimination, multiple occupancy . . . 302.5, 309.4 

Pest elimination, single occupancy 302.5, 309.3 

Responsibility 301 .2 

Scope 301.1 

Storm drainage 507 

Vacant structures and land 301 .3 

PROTECTION 

Basement windows 304.17 

Fire protection systems 704 

Signs, marquees and awnings 304.9 

PUBLIC 

Cleanliness 304.1 , 305.1 

Egress 702.1 

Hallway 502.3 

Sewage system 506.1 

Toilet facilities 502.5, 503 

Vacant structures and land 301 .3 

Water system 505 

PUBLIC WAY 
Definition 202 

R 

RAIN (PREVENTION OF ENTRY INTO BUILDING 

EXTERIOR ENVELOPE) 

Basement hatchways 304.16 

Exterior walls 304.6 

Grading and drainage 302.2 

Roofs 304.7 

Window and door frames 304.1 3 

RECORD 
Official records 104.6 

REPAIR 

Application of other codes 102.3 

Chimneys 304.1 1 

Demolition 110.1 

Exterior surfaces 304.1 

Intent 101.3 

Maintenance 102.2 

Signs, marquees and awnings 304.9 

Stairs and porches 304.10 

Weathertight 304.13 

Workmanship 102.5 

REPORTS 
Test reports 105.3.2 

RESIDENTIAL 

Pest elimination 309 

Residential heating 602.2 

Scope 101.2 



2012 INTERNATIONAL PROPERTY MAINTENANCE CODE® 



37 



INDEX 



RESPONSIBILITY 

Pest elimination 309 

Fire safety 701 .2 

Garbage disposal 308.3 

General 301.2 

Mechanical and electrical 601.2 

Persons 301 .1 

Placarding of structure 108.4 

Plumbing facilities 501 .2 

Rubbish storage 308.2.1 

Scope 101.2,301.1 

REVOKE, REMOVE 

Demolition 110 

Existing remedies 102.4 

Removal of placard 108.4.1 

Rubbish removal 308.2.1 

RIGHT OF ENTRY 

Duties and powers of code official 104.3 

Inspections 104.2 

RODENTS 

Basement hatchways 304.16 

Condemnation 108 

Foundations 304.5 

Guards for basement windows 304.17 

Harborage 302.5 

Insect and rodent control 309.1 

Pest elimination 302.5, 309 

ROOF 

Exterior structure 304.1 

Roofs 304.7 

Storm drainage 507 

ROOM 

Bedroom and living room 404.4 

Cooking facilities 403.3 

Direct access 503.2 

Habitable 402.1 

Heating facilities 602 

Light 402 

Minimum ceiling heights 404.3 

Minimum width 404.2 

Overcrowding 404.5 

Prohibited use 404.4.4 

Temperature 602.5 

Toilet 503 

Ventilation 403 

ROOMING HOUSES (See DORMITORY) 

RUBBISH 

Accumulation 308.1 

Definition 202 



Disposal 308.2 

Garbage facilities 308.3.1 

Rubbish storage 308.2.1 

S 

SAFETY, SAFE 

Fire safety requirements 701, 702, 703, 704 

Safety controls 603.4 

SANITARY 

Cleanliness 304.1, 305.1 

Disposal of garbage 308.3 

Disposal of rubbish 308.2 

Exterior property areas 302.1 

Exterior structure 304.1 

Food preparation 404.7 

Furnished by occupant 302.1 

Grease interceptors 506.3 

Interior surfaces 305.3 

Plumbing fixtures 504.1 

Required plumbing facilities 502 

Scope 101.2 

SCREENS 
Insect screens 304.14 

SECURITY 

Basement hatchways 304.18.3 

Building 304.18 

Doors 304.18.1 

Vacant structures and land 301 .3 

Windows 304.18.2 

SELF-CLOSING SCREEN DOORS 
Insect screens 304.14 

SEPARATION 

Fire-resistance ratings 703 

Privacy 404.1 

Separation of units 404.1 

SERVICE 

Electrical 604.2 

Method 1 07.3 

Notices and orders 107.1, 108.3 

Service on occupant 108.3 

SEWER 

General 506.1 

Maintenance 506.2 

SHOWER 

Bathtub or shower 502.1 

Rooming houses 502.2 

Water-heating facilities 505.4 

Water system 505 



38 



2012 INTERNATIONAL PROPERTY MAINTENANCE CODE® 



INDEX 



SIGN 

Signs, marquees and awnings 304.9 

Unauthorized tampering 107.4 

SINGLE-FAMILY DWELLING 
Extermination 309 

SINK 

Kitchen sink 502.1 

Sewage system 506 

Water supply 505.3 

SIZE 

Efficiency unit 404.6 

Habitable room, light 402 

Habitable room, ventilation 403 

Room area 404.4.1 

SMOKE 

Alarms 704.2 

Interconnection 704.4 

Power source 704.3 

SPACE 

General, light 402 

General, ventilation 403 

Occupancy limitations 404 

Privacy 404.1 

Scope 401.1 

STACK 
Smoke 304.11 

STAIRS 

Common halls and stairways, light 402.2 

Exit facilities 305.4 

Exterior property areas 302.3 

Handrails 304.12, 305.5 

Lighting 605.3 

Stairs and porches 304.10 

STANDARD 
Referenced 102.7 

STOP WORK ORDER 

Authority 112.1 

Emergencies 112.3 

Failure to comply 1 1 2.4 

Issuance 112.2 

STORAGE 

Food preparation 404.7 

Garbage storage facilities 308.3 

Rubbish storage facilities 308.2.1 

Sanitation 308.1 

STRUCTURE 

Accessory structures 302.7 

Closing of vacant structures 108.2 

Definition 202 

Emergency measures 109 

General, condemnation 110 



General, exterior 304.1 

General, interior structure 305.1 

Placarding of structure 108.4 

Scope 301.1 

Structural members 304.4, 305.2 

Vacant structures and land 301 .3 

SUPPLY 

Combustion air 603.5 

Public water system 505.1 

Water-heating facilities 505.4 

Water supply 505.3 

Water system 505 

SURFACE 

Exterior surfaces 304.2, 304.6 

Interior surfaces 305.3 

SWIMMING 

Enclosure 303.2 

Safety covers 303.2 

Swimming pools 303.1 

T 

TEMPERATURE 

Nonresidential structures 602.4 

Residential buildings 602.2 

Water-heating facilities 505.4 

TENANT 
Scope 1 01 .2 

TEST, TESTING 

Agency 105.3.1 

Methods 105.3.1 

Reports 105.3.2 

Required 105.3 

TOXIC 
Process ventilation 403.4 

TRASH 
Rubbish and garbage 308 

U 
UNOBSTRUCTED 

Access to public way 702.1 

General, egress 702.1 

UNSAFE STRUCTURES AND EQUIPMENT 

Abatement methods 108.6 

Dangerous structure or premises 108.1.5 

Equipment 108.1.2 

Existing remedies 102.4 

General, condemnation 108, 1 10 

General, demolition 1 10 

Notices and orders 107, 108.3 

Record 108.7 



2012 INTERNATIONAL PROPERTY MAINTENANCE CODE® 



39 



INDEX 



Structures 108.1.1 

USE 

Application of other codes 102.3 

General, demolition 110 

UTILITIES 

Authority to disconnect 108.2.1 

V 

VACANT 

Abatement methods 108.6 

Authority to disconnect service utilities 108.2.1 

Closing of vacant structures 108.2 

Emergency measure 109 

Method of service 107.3, 108.3 

Notice to owner or to 
person responsible 107, 108.3 

Placarding of structure 108.4 

Record 108.7 

Vacant structures and land 301 .3 

VAPOR 
Exhaust vents 302.6 

VEHICLES 

Inoperative 302.8 

Painting 302.8 

VENT 

Plumbing hazard 504.3 

Exhaust vents 302.6 

Flue 603.2 

VENTILATION 

Clothes dryer exhaust 403.5 

Combustion air 603.5 

Definition 202 

General, ventilation 403 

Habitable rooms 403.1 

Process ventilation 403.4 

Recirculation 403.2, 403.4 

Toilet rooms 403.2 

VERMIN 

Condemnation 1 08 

Insect and rodent control 302.5, 309 

VIOLATION 

Condemnation 108 

General 106 

Notice 107, 108.3 

Penalty 106.4 

Placarding of structure 108.4 

Prosecution 106.3 

Strict liability offense 106.3, 202 

Transfer of ownership 107.6 



w 

WALK 
Sidewalks 302.3 

WALL 

Accessory structures 302.7 

Exterior surfaces 304.2, 304.6 

Exterior walls 304.6 

Foundation walls 304.5 

General, fire-resistance rating 703.1 

Interior surfaces 305.3 

Outlets required 605.2 

Temperature measurement 602.5 

WASTE 

Disposal of garbage 308.3 

Disposal of rubbish 308.2 

Garbage storage facilities 308.3.1 

WATER 

Basement hatchways 304.16 

Connections 506.1 

Contamination 505.2 

General, sewage 506 

General, storm drainage 507 

General, water system 505 

Heating 505.4 

Hotels 502.3 

Kitchen sink 502.1 

Required facilities 502 

Rooming houses 502.2 

Supply 505.3 

System 505 

Toilet rooms 503 

Water-heating facilities 505.4 

WEATHER, CLIMATE 
Heating facilities 602 

WEEDS 
Noxious weeds 302.4 

WIDTH 
Minimum room width 404.2 

WINDOW 

Emergency escape 702.4 

Glazing 304.13.1 

Guards for basement windows 304.17 

Habitable rooms 402.1 

Insect screens 304.14 

Interior surface 305.3 

Light 402 

Openable windows 304.13.2 

Toilet rooms 403.2 

Ventilation 403 



40 



2012 INTERNATIONAL PROPERTY MAINTENANCE CODE® 



fNDEX 



Weather tight 304.13 

Window and doorframes 304.13 

WORKMANSHIP 
General 102.5 



2012 INTERNATIONAL PROPERTY MAINTENANCE CODE® 41 



42 201 2 INTERNATIONAL PROPERTY MAINTENANCE CODE® 



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